Apartment 123, Brookfield Hall, Castletroy, Co. Limerick, V94 PF89
11 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 2 Bed · 2 Bath · 85m² · Apartment
Market Position
Below Typical Sale Prices
At €200,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €200,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 223 Brookfield Hall, Castletroy, Limerick, Limerick | 2025-10-31 | 81.7m² | |
| 312 Brookfield, Castletroy, Limerick, Limerick | 2025-10-22 | 73m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating: The 'SI_666' BER rating is likely indicative of a lower energy efficiency, which could mean annual energy costs are higher than properties with better ratings.
Upgrade Potential: Assuming 'SI_666' is a low rating (e.g., E or F), upgrading to a B2 would likely cost between €8,000-€12,000 and could increase the property's value by €15,000-€20,000, offering a clear return on investment.
Size Efficiency: At 85.0m² with 2 bedrooms and 2 bathrooms, this apartment offers a good balance of space for its type, potentially appealing to couples or small families seeking comfortable living without excessive size.
Hypothesis: Given the 'SI_666' BER rating, investing in a comprehensive energy upgrade to achieve a B2 rating could cost between €8,000-€12,000 but is projected to boost the property's market value by €15,000-€20,000, making it a financially sound strategy to enhance its long-term appeal and reduce operational costs.
Amenities
Transport Links: Castletroy is well-served by Bus Éireann routes, offering connectivity to Limerick City Centre and surrounding areas, with the closest major hub likely being the University of Limerick bus services.
Educational Hub: The property is located in close proximity to the University of Limerick, a major educational institution, and also near primary schools like Scoil Ide Primary School and secondary schools such as Castletroy College.
Local Conveniences: The area boasts significant retail and lifestyle amenities, including the Castletroy Shopping Centre, featuring a large supermarket and various shops, along with numerous restaurants, cafes, and sports facilities.
Hypothesis: The proximity to the University of Limerick significantly influences the rental demand for properties in Castletroy, suggesting a strong potential for buy-to-let investors looking to capitalize on student and faculty accommodation needs, which could bolster future rental yields and capital appreciation.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.