Avalon, 15 Racefield, Gouldavoher, Dooradoyle, Co. Limerick, V94 PKC4
47 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 1 Bath · 97m² · Semi-D
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 47 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
47 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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.
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 decreased 3.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 98 High Meadows, Gouldavoher, Limerick, Limerick | 2025-04-08 | 79.4m² | |
| 17 The Oval, Gouldavoher, Father Russell Rd, Limerick | 2025-12-16 | 146m² |
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 C2 Energy Efficiency: The C2 BER rating indicates a moderate level of energy efficiency, meaning annual energy costs are likely to be between €1,500-€2,000, compared to potentially €2,000-€2,500 for D-rated properties of similar size.
Size Efficiency: At 97m², this semi-detached property offers a reasonable footprint, aligning with the median 3-bedroom size, but could benefit from optimizing internal layout for space efficiency.
Value Optimization Potential: While not explicitly stated, a property with a C2 BER rating presents an opportunity for value enhancement through targeted energy upgrades, potentially increasing market appeal and resale value.
Hypothesis: Given the high percentage of properties selling above asking within 5km, investing €8,000-€12,000 to upgrade this property's BER from C2 to B2 could unlock an additional €15,000-€20,000 in market value, making it a profitable enhancement for a discerning buyer.
Amenities
Transport Connectivity: The area is served by Bus Éireann routes 301 and 304, providing direct access to Limerick City Centre and nearby towns, reducing reliance on private vehicles.
Local Amenities: Residents have convenient access to The Crescent Shopping Centre within a 2km radius, offering a variety of retail outlets and supermarkets, enhancing daily convenience.
Family & Healthcare Access: Proximity to Limerick University Hospital (approx. 3km) and several primary schools such as St. Paul's National School (approx. 1.5km) positions this property well for families.
Hypothesis: The consistent demand for properties in Dooradoyle, evidenced by high sales activity and strong price growth within 5km, is driven by a synergistic effect of well-established public transport links and the presence of key healthcare and educational facilities, creating a stable and attractive residential environment.
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.