apartment 3, rhebogue house, rhebogue, co. limerick, v94 h3k0
22 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · 77m² · Apartment
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 22 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
22 closed sales nearby · 12mo 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 €225,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 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 decreased 0.2% 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
22
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±18%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4d Cherrydale Court, Dublin Rd, Limerick, Limerick | 2025-03-20 | 66m² | |
| 1a Cherrydale Court, Dublin Rd, Limerick, Limerick | 2025-12-19 | 55.8m² |
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
Excellent Energy Efficiency: With a B3 BER rating, this property offers strong energy performance, resulting in estimated annual energy costs of €800-€1,200, which is a substantial saving of €1,000-€1,400 annually compared to typical D-rated properties of this size (€1,800-€2,200).
Compact & Efficient Space: At 77m², this 2-bedroom apartment offers a well-designed and efficient living space, though it is more compact than the median 3-bedroom properties typically sold within a 5km radius.
Standard Bathroom Provision: The property's single bathroom is typical for a 2-bedroom apartment, aligning with functional needs, though it falls below the two-bathroom median observed in general property sales within the 5km radius, which often includes larger homes.
Hypothesis: Green Premium Opportunity: The strong B3 BER rating serves as a significant market advantage, positioning this apartment to command a premium from environmentally conscious buyers who prioritize lower running costs and sustainable living, potentially offsetting its smaller size relative to the area's overall property median.
Amenities
Strong Bus Connectivity: The property benefits from regular Bus Éireann services, including Route 301, providing convenient and direct public transport links to Limerick city centre.
Education & Retail Hub: The location offers excellent access to educational institutions like the University of Limerick and convenient retail options at Parkway Shopping Centre and Lidl Rhebogue, enhancing daily living for residents.
Healthcare & Recreation Access: Residents have good access to healthcare facilities, including local clinics and University Hospital Limerick within a short drive, while nearby access to the River Shannon provides pleasant walking routes and recreational opportunities.
Hypothesis: Lifestyle Driven Value: The combination of accessible urban amenities, specific transport links, and local green spaces creates a highly desirable lifestyle proposition in Rhebogue, suggesting that properties in this area will continue to attract strong buyer interest due to their balanced quality of life.
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.