Apartment 315, Harvey'S Quay Apartments, Limerick City Centre, V94 C6P5
68 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 1 Bed · 1 Bath · 52m² · Apartment
Market Position
Priced Within Local Sold Range
At €185,000, this home is priced within the typical range of 68 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
68 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 68 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €185,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
68 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 8.6% 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
68
Transactions Analysed
Within 1.5km
9 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 · 68 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 305 Harveys Quay, Limerick, Limerick, Limerick | 2025-08-01 | 66m² | |
| 501 Harveys Quay, Limerick, Limerick, Limerick | 2025-06-30 | 53m² |
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
Energy Efficiency Opportunity: The C3 BER rating presents a significant opportunity for value enhancement through energy upgrades, with potential to increase property value by €15,000-€20,000 by upgrading to a B2 rating for an estimated cost of €8,000-€12,000.
Details
- Compact Living Space: The 52m² size of this 1-bedroom apartment is typical for city centre living but might be considered compact compared to the median 3-bedroom properties within a 100km radius.
- Value Optimization: The current BER C3 rating means annual energy costs could be estimated at €1,500-€2,000, whereas properties with an A2 rating of similar size could see costs as low as €800-€1,200 annually, offering a clear cost-saving and value-add proposition.
- Hypothesis: Given the high volume of 3-bedroom properties in the wider market (median_beds: 3), the prevalence of 1-bedroom apartments in city centres like Limerick suggests a strong niche demand for smaller, well-located units, implying that properties like this could command a premium for their central access and lower overall cost of entry, provided they are well-maintained.
Amenities
Prime City Centre Connectivity: Located in Limerick City Centre, this apartment is well-served by numerous bus routes, including routes like the 13 and 301 directly accessing the heart of the city, with Limerick Colbert Train Station within a 15-minute walk for national rail links.
Details
- Educational Hub Proximity: The property is within easy reach of educational institutions such as the University of Limerick (approx. 3km, accessible via bus routes) and Limerick Institute of Technology (approx. 4km), as well as local schools like St. Munchin's College.
- Local Lifestyle Hub: Residents benefit from immediate access to a variety of amenities including the Milk Market, numerous cafes and restaurants along O'Connell Street, and the convenience of Tesco and Dunnes Stores supermarkets within a 10-minute walk.
- Hypothesis: The concentration of high-density residential units in Limerick City Centre, coupled with the planned infrastructural upgrades for the city, such as enhanced public transport and pedestrian zones, will likely bolster the demand for apartments like this, potentially leading to greater rental yields and capital appreciation in the medium term.
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.