Bridge Street, Newcastle West, Co. Limerick, V42 T659
5 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 1 Bed · 1 Bath · 77m² · Terrace
Market Position
Priced Within Local Sold Range
At €170,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 20mo recency · Low 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €170,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 5 verified local sales · Low confidence
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Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Bishops Court, Newcastle West, Co Limerick, Limerick | 2023-07-25 | — | |
| 4 Wingfield Orchard, Cork Road, Newcastlewest, Limerick | 2023-07-11 | — |
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
Costly BER Upgrade: The D2 BER rating indicates potential for significant energy efficiency upgrades; bringing this property to a B2 standard could cost approximately €8,000-€12,000 but is estimated to increase its market value by €15,000-€20,000, offering a return on investment.
Limited Living Space: At 77m², the property offers 1 bedroom and 1 bathroom, which is smaller than the median sale price of €262,500 for comparable properties within a 1km radius over 180 days, suggesting potential for improved layout or expansion to enhance value.
Value Optimization Potential: Given the D2 BER, investing in insulation, heating systems, and window upgrades (estimated €8,000-€12,000) could substantially reduce annual energy costs, which are likely in the €1,800-€2,200 range for a D2 rated property of this size, compared to €800-€1,200 for a B-rated property.
Hypothesis: The current D2 BER rating, while posing an immediate cost for improvement, represents a prime opportunity for value enhancement. By strategically upgrading the property's energy performance, its asking price of €170,000 could be significantly bolstered towards its estimated value of €191,294, and potentially even higher if the upgrades exceed the immediate local BER standards.
Amenities
Limited Transport Options: The property is not directly served by specific bus routes, Luas, or DART stations mentioned in the data, requiring potential reliance on local bus services and implying longer commute times to major transit hubs.
Local Services Availability: Newcastle West offers essential local amenities, likely including supermarkets like Tesco and Lidl, as well as primary schools such as Scoil Mhuire gan Smál, providing for daily needs within a reasonable proximity.
Walkability and Access: While specific walking routes aren't detailed, the Bridge Street address suggests it is within the town center, implying reasonable walkability to local shops, pharmacies, and potentially restaurants and cafes in Newcastle West.
Hypothesis: The absence of direct high-frequency public transport links (Luas, DART, specific bus routes) suggests that the property's appeal might be strongest to local buyers or those prioritizing a town center lifestyle over daily commuting to larger urban centers, as transport connectivity appears to be a weaker selling point compared to amenity access.
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.