Apartment 19, Rices Corner, Thomondgate, Co. Limerick, V94 AY81
12 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 2 Bath · 120m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
12
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±19%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 51 Lansdowne Hall, Ocallaghan Strand, Limerick, Limerick | 2025-07-04 | 115m² | |
| 35 Grove Island Student Village, Limerick, Limerick, Limerick | 2025-08-28 | 91m² |
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 Upgrade Potential: With a D1 BER rating, investing €8,000-€12,000 into energy efficiency upgrades could elevate the property to a B2 rating, potentially increasing its market value by €15,000-€20,000.
Details
- Energy Cost Savings: Upgrading the D1 BER to a B-rating could reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, saving a potential buyer €1,000-€1,400 annually.
- Generous Space for Type: This 120m², 4-bedroom apartment offers significantly more living space and bedrooms than the 3-bedroom median for properties sold within a 5km radius, making it a spacious option for an apartment.
- Hypothesis: Given the strong local market demand for larger family-friendly units, a strategic BER upgrade for this spacious 4-bedroom apartment would not only significantly enhance its energy efficiency but also enable it to command a premium price, attracting buyers seeking modern, cost-efficient living in Thomondgate.
Amenities
Strategic Transport Links: The property benefits from excellent connectivity via Bus Éireann routes, with specific services like Route 302 serving Thomondgate directly, and Limerick Colbert Station (intercity rail) located approximately 2-3km away for broader regional travel.
Details
- Comprehensive Local Services: Thomondgate offers a strong array of essential amenities including Thomondgate National School (primary) within walking distance, O'Sullivan's Pharmacy in the immediate vicinity, and University Hospital Limerick just 4-5km away, ensuring convenient family and healthcare access.
- Vibrant Lifestyle & Shopping: Residents can enjoy immediate access to iconic Thomond Park (within 1km), local shops for daily needs, and larger supermarkets like Lidl and Tesco Coonagh within a 2km radius, complemented by the diverse retail and cultural offerings of Limerick City Centre.
- Hypothesis: The dense network of specific local amenities, particularly strong educational and healthcare facilities, combined with the presence of major sports and cultural landmarks like Thomond Park, fosters a highly desirable community environment in Thomondgate that will continue to attract families and drive long-term property demand.
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.