Carrig Desmond, Newcastle West, Co. Limerick, V42 RP20
18 homes sold nearby. See what they went for — and what to bid on this one.
€317,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €317,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 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 €317,000, 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 €15,850 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €317,000, 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.
€15,850
That's what overbidding by just 5% on a €317,000 home costs you — before interest.
A €39 check before a €317,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €317,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
18
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 64 Assumpta Park, Newcastle West, Co Limerick, Limerick | 2025-06-27 | — | |
| 6 Liosan, Newcastle West, Limerick, Limerick | 2025-06-25 | — |
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 Rating Advantage: With a B BER rating, this property is likely to have significantly lower annual energy costs, estimated at €800-€1,200, compared to a typical D-rated property of similar size which would incur €1,800-€2,200 annually.
Size Efficiency: The 120.0m² size of this semi-detached house offers a good balance of living space and manageability, aligning well with the median of 3 bedrooms and 2 bathrooms found in sales within a 100km radius.
Value Optimization Potential: While already B-rated, further investment in energy efficiency upgrades, if possible, could potentially increase the property value by €5,000-€10,000 and reduce annual running costs by an additional €200-€400, particularly if neighbouring properties are predominantly lower rated.
Hypothesis: The B BER rating positions this property favourably against the local market where BER ratings are unknown for 100% of tracked properties, implying a potential for higher resale value and tenant appeal. Future market shifts favouring energy efficiency will likely reward this property and could see its value grow disproportionately if a wider market trend emerges.
Amenities
Limited Direct Transport: No specific bus routes, train stations, Luas, or DART services are directly mentioned as serving Carrig Desmond, suggesting potential reliance on private transport or longer journeys to access public transport hubs.
Local Services Access: Newcastle West town centre offers amenities such as SuperValu and Lidl supermarkets, along with a range of local shops and eateries, providing basic daily needs within a reasonable distance.
Educational Facilities: The area is served by local primary schools, including Newcastle West Primary School, and secondary schools like Coláiste Mhuire, catering to family needs within the immediate vicinity.
Hypothesis: The lack of readily available public transport and specific lifestyle amenities within immediate walking distance suggests that the value of this property is more heavily influenced by its proximity to Newcastle West town centre and its role as a family home rather than a commuter base. Any future development focusing on public transport connectivity or enhanced local retail could significantly boost its appeal and value.
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.