Apartment 205, Courtyard House, Mount Kennett Place, Limerick City Centre, Co. Limerick, V94 EH36
73 homes sold nearby. See what they went for — and what to bid on this one.
€190,000 · 2 Bed · 1 Bath · 58m² · Apartment
Market Position
Priced Within Local Sold Range
At €190,000, this home is priced within the typical range of 73 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
73 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 €190,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €9,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €190,000, 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.
€9,500
That's what overbidding by just 5% on a €190,000 home costs you — before interest.
A €19 check before a €190,000 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 73 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
73 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
73
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 73 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 207 The Courtyard, Mt Kenneth Place, Limerick, Limerick | 2025-11-19 | 54m² | |
| 416 Glenlara House, Mount Kenneth Place, Limerick, Limerick | 2025-02-05 | 60m² |
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 Efficiency: The C1 BER rating offers moderate energy efficiency, with estimated annual energy costs likely €1,400-€1,800, which is approximately €400-€800 higher than A-rated properties of similar size.
Cost to Upgrade: Improving the BER from C1 to B2 would likely cost €7,000-€10,000, but could potentially increase the property's value by €10,000-€15,000.
Space Utilisation: At 58.0m², this 2-bedroom apartment offers a practical layout, aligning with the typical configuration for city centre living where space efficiency is key.
Hypothesis: Given the C1 BER rating, a strategic investment in energy efficiency upgrades (e.g., enhanced insulation, modern heating systems) could yield a significant return on investment through both reduced running costs and increased market appeal, particularly if comparable properties in the immediate vicinity achieve higher BER ratings.
Amenities
Transport Hub: Located in Limerick City Centre, the property benefits from extensive bus routes, including specific services like Bus Éireann routes connecting to surrounding towns and cities, and is within reasonable proximity to Colbert Station for national rail links.
Urban Essentials: Residents have immediate access to a wide array of amenities including major supermarkets like Tesco and Dunnes Stores, numerous cafes and restaurants along O'Connell Street, and essential services like the University Hospital Limerick is accessible.
Walkable Core: Mount Kennett Place offers excellent walkability, with pedestrian access to the River Shannon boardwalk, the Milk Market, and the main retail districts, making daily errands easily achievable on foot.
Hypothesis: The concentration of educational institutions like the University of Limerick (accessible via public transport) and Limerick Institute of Technology, combined with a vibrant cultural scene and ongoing urban development projects in Limerick City Centre, will likely drive sustained demand and value growth for properties in this location.
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.