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 · 9mo 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
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 median of comparable sales. 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
9 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.
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.
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 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.