Apartment 57, Lock Mills, Grove Island, Corbally, Co. Limerick, V94 E440
59 homes sold nearby. See what they went for — and what to bid on this one.
€255,000 · 2 Bed · 2 Bath · 79m² · Apartment
Market Position
Priced Within Local Sold Range
At €255,000, this home is priced within the typical range of 59 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
59 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 €255,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €255,000, 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.
€12,750
That's what overbidding by just 5% on a €255,000 home costs you — before interest.
A €19 check before a €255,000 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €255,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
59 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.
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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 7.9% 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
59
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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48 Lock Mills, Grove Island, Limerick, Limerick | 2025-11-03 | 68m² | |
| 33 Lock Mills, Grove Island, Limerick, Limerick | 2024-10-15 | 75m² |
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 C1 Value Proposition: With a C1 BER rating, this apartment offers reasonable energy efficiency; upgrading to a B2 rating would likely cost €8,000-€12,000 but could add €15,000-€20,000 in value and reduce annual energy costs by approximately €400-€800 compared to the current rating.
Details
- Efficient Size and Layout: At 79m², this 2-bedroom, 2-bathroom apartment offers a practical and efficient living space that aligns well with current demand for 2-bed units, maintaining a good balance between space and manageability.
- Value Optimization Opportunity: While the property is well-configured with 2 bedrooms and 2 bathrooms, a minor upgrade in internal finishes or smart home technology could further differentiate it, potentially increasing its value by 3-5% given the strong local demand for well-presented homes.
- Hypothesis: The current C1 BER, while acceptable, presents a clear opportunity for value enhancement. Investing in insulation and improved heating systems could push this property towards a B2 or B1 rating, yielding a return on investment of over 100% when factoring in energy savings and increased market appeal, particularly in a region experiencing growth in eco-conscious buyers.
Amenities
Excellent Transport Links: The property is well-served by Limerick's public transport, with multiple Bus Éireann routes, including routes 301, 302, and 303, providing direct access to the city centre within a short journey.
Details
- Local Retail and Services: Residents have convenient access to amenities such as the Corbally Shopping Centre (1km) for daily needs, alongside SuperValu and Tesco supermarkets within a 2km radius, and a range of local cafes and restaurants.
- Healthcare and Education Proximity: The property is located near University Hospital Limerick (5km) and St. Munchin's College (2km) for secondary education, with primary schools like St. Mary's Primary School (1.5km) also in close proximity.
- Hypothesis: The area's ongoing development, evidenced by the consistent increase in property values and sales activity within a 5km radius, combined with its proximity to educational institutions and a relatively well-connected public transport network, suggests a future increase in demand from young professionals and families looking for suburban convenience within commuting distance of Limerick city.
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.