Ballingarry, Garryspillane, Glenbrohane, Co. Limerick, V35 X459
15 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 2 Bath · 208m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 15 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
15 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €11,813 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€11,813
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 15 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
11 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyfruta, Garryspillane, Kilmallock, Limerick | 2024-08-01 | 111.8m² | |
| Ahnagurra, Ballylanders, Co Limerick, Limerick | 2025-05-16 | — |
Transactions within a 5.0km radius and 36-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 Impact: With an 'F' BER rating, energy upgrade costs to reach a 'B2' rating could range from €8,000 to €12,000, potentially increasing the property's value by €15,000 to €20,000 based on market trends for energy-efficient homes.
Details
- Size Efficiency: The property's 208m² size is substantial, and comparing it to the median 3-bedroom properties in the 10km radius (2.5 beds), it offers more space than the average, which is a positive value indicator.
- Value Optimization: Given the 'F' BER rating, prioritizing energy efficiency upgrades could unlock significant value, transforming the property from a higher-cost-to-run asset to a more desirable and cost-effective home, directly impacting resale potential and buyer appeal.
- Hypothesis: The 'F' BER rating represents a significant opportunity; investing in insulation, a new heating system, and better windows, costing an estimated €8,000-€12,000, could not only reduce annual energy bills by an estimated €1,000-€1,400 compared to its current state but also enhance the property's marketability and value by an estimated €15,000-€20,000, yielding a strong return on investment within 1-2 years.
Amenities
Transport Connectivity: The location is outside major urban centres and lacks specific public transport route numbers or nearby train/Luas/DART stations mentioned in the provided data, suggesting reliance on private transport.
Details
- Local Facilities: Specific local amenities such as schools (e.g., Limerick City), healthcare (e.g., University Hospital Limerick), shopping centres (e.g., Crescent Shopping Centre), or parks are not detailed in the provided data for Ballingarry, Garryspillane, Glenbrohane.
- Lifestyle Accessibility: The lack of specific details on nearby restaurants, cafes, or gyms suggests a more rural or village setting, with residents likely needing to travel to larger towns or cities for a wider range of lifestyle amenities.
- Hypothesis: The absence of detailed transport links and specific local amenities for Ballingarry, Garryspillane, Glenbrohane in the provided data suggests a strong dependency on private transport, which may limit its appeal to a certain demographic but could also indicate potential for growth if future infrastructure development plans are announced for the area, potentially boosting 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 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.