Apartment 28, Harriston Village, Caherdavin, Co. Limerick, V94 K7W4
23 homes sold nearby. See what they went for — and what to bid on this one.
€190,000 · 3 Bed · 2 Bath · 70m² · Apartment
Market Position
Below Typical Sale Prices
At €190,000, 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.
23 closed sales nearby · 11mo 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.
Instant access · No subscription · Refund if not useful
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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €190,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 13.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
11 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Harriston, Old Cratloe Rd, Limerick, Limerick | 2025-12-17 | 70m² | |
| Apt 10 Harristown, Old Cratloe Road, Limerick, Limerick | 2024-10-18 | 69m² |
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
High Energy Efficiency: With a B3 BER rating, this 70m² apartment offers excellent energy efficiency, leading to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of this size.
Details
- Optimal Layout Efficiency: This 70m² apartment efficiently accommodates 3 bedrooms and 2 bathrooms, matching the median bedroom/bathroom configuration for properties in the 5km radius and maximizing usable living space for its footprint.
- Desirable Configuration Alignment: The apartment's 3-bedroom, 2-bathroom layout directly matches the most common configuration of properties sold within a 5km radius, making it a highly desirable and well-suited option for the local market.
- Hypothesis: The property's B3 BER rating and efficient 3-bed layout at 70m² make it particularly appealing to first-time buyers and small families seeking cost-effective, modern living, potentially driving higher competitive bids due to lower running costs.
Amenities
Excellent Bus & Rail Access: The property benefits from strong connectivity with Bus Éireann routes like the 301 and 302 serving Caherdavin directly, offering easy access to Limerick City Centre, while Limerick Colbert Station provides national rail links.
Details
- Prime Educational Hub: Located near key educational institutions including Caherdavin National School (approx. 1km), Christ the King National School (approx. 1.5km), and with the Technological University of the Shannon (TUS) (approx. 2km) and University of Limerick (approx. 6km) easily accessible.
- Comprehensive Local Services: Residents enjoy convenient access to Jetland Shopping Centre (approx. 1km) and Crescent Shopping Centre (approx. 4km) for retail needs, alongside University Hospital Limerick (approx. 5km) and various local pharmacies for healthcare.
- Hypothesis: The concentration of educational institutions, combined with robust local amenities and transport, underpins Caherdavin's appeal for long-term residents, suggesting sustained rental and resale demand for family-friendly properties like this apartment.
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.