Apartment 129, Block 15, City Campus, Limerick City Centre, V94 WY01
18 homes sold nearby. See what they went for — and what to bid on this one.
€247,000 · 4 Bed · 2 Bath · 66m² · Apartment
Market Position
At the Upper End of Local Sales
At €247,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
18 closed sales nearby · 7mo 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 €247,000, 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 €12,350 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €247,000, 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.
€12,350
That's what overbidding by just 5% on a €247,000 home costs you — before interest.
A €19 check before a €247,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €247,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 17% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€247,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±12%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 326 City Campus, Lord Edward St, Limerick, Limerick | 2025-09-10 | — | |
| 15 Riverdock House, Dock Rd, Limerick, Limerick | 2025-10-03 | 71m² |
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
Efficient Space Utilization: This 66m² apartment features 4 bedrooms and 2 bathrooms, offering a space efficiency of 16.5m² per room, which is competitive for urban apartment living.
Details
- Modern BER Rating: A B3 BER rating indicates good energy efficiency, suggesting annual energy costs are likely to be in the region of €1,200-€1,600, compared to €2,000-€2,500 for a D-rated property of similar size.
- Investment Potential: While the BER is good, upgrading to an A-rated BER could cost €7,000-€10,000 but might increase property value by €12,000-€18,000, representing a potential return on investment.
- Hypothesis: Given the B3 BER rating and the potential for further energy efficiency upgrades, properties like this in Limerick City Centre are likely to see increased buyer interest driven by lower running costs, outperforming lower-rated properties by up to 5% in resale value over the next two years.
Amenities
Transport Hub Access: Located in Limerick City Centre, the property is within easy reach of major bus routes like 100, 104, and 300, providing direct connections across the city and to regional hubs, with Limerick Colbert Station (0.8km) offering national rail links.
Details
- Educational Epicenter: Proximity to University of Limerick (3km), Mary Immaculate College (1.5km), and numerous secondary schools like Limerick Educate Together Secondary School (1km) makes this an attractive location for students and families.
- Urban Convenience and Walkability: The address is within a 500m walk of major retail areas including The Crescent Shopping Centre and various high-street shops, with numerous cafes and restaurants like King John's Castle Cafe (600m) and The Locke Bar (700m) nearby.
- Hypothesis: The central location in Limerick City Centre, with exceptional walkability to essential services and direct access to key transport links, positions this apartment to benefit from ongoing urban regeneration projects, potentially increasing its rental yield by 8-12% and capital appreciation by 4-6% annually due to enhanced resident appeal and infrastructure.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.