Ashton, 9 Bellevue Gardens, North Circular Road, Limerick, North Circular Road, Co. Limerick, V94 N25E
40 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 2 Bath · 169m² · Semi-D
Market Position
Below Typical Sale Prices
At €485,000, 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.
40 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 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 median of comparable sales, 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 3.7% 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
40
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Inis Cealtra, North Circular Rd, Limerick, Limerick | 2025-09-10 | 155.9m² | |
| 44 Highfield, Ennis Rd, Limerick, Limerick | 2025-11-28 | 130.5m² |
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 Upgrade Potential: Upgrading the D1 BER rating to a B2 would likely cost between €8,000-€12,000 but could increase the property's value by €15,000-€20,000, offering a solid return on investment.
Energy Cost Disparity: With a D1 BER, annual energy costs are estimated to be €1,800-€2,200, whereas a B-rated property of similar size could see costs reduced to €800-€1,200 annually, a saving of €1,000 per year.
Space Efficiency: At 169m², this semi-detached home offers substantial living space across 4 bedrooms and 2 bathrooms, which is well-configured for family living and compares favourably to the typical offering in many urban areas.
Hypothesis: The current D1 BER rating represents a significant opportunity for value enhancement; if a buyer were to invest in comprehensive insulation, a modern heating system, and upgraded windows, they could not only achieve substantial annual energy cost savings but also potentially unlock a higher valuation that reflects current market demands for energy-efficient homes, especially if comparable homes in the area are better rated.
Amenities
Transport Connectivity: While specific bus routes serving North Circular Road, Limerick are not provided, its location suggests potential access to local Limerick City bus services, offering connectivity within the city.
Healthcare Access: The property's Limerick location places it within reasonable proximity to University Hospital Limerick, a major tertiary hospital, and various local GP clinics and pharmacies, ensuring good healthcare access.
Educational Facilities: Limerick city boasts several educational institutions including the University of Limerick, Mary Immaculate College, and numerous primary and secondary schools, providing a wide range of options for families in the vicinity.
Hypothesis: The North Circular Road's proximity to Limerick city centre, despite not having direct Luas or DART access, positions it as a desirable location for those who value urban amenities; further development of dedicated cycling infrastructure and enhanced local bus services could significantly boost walkability and commuter appeal, potentially increasing property values.
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.