Cloonyscrehane, Newcastle West, Co. Limerick, V42 HH00
8 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 3 Bed · 1 Bath · 59m² · Detached
Market Position
Priced Within Local Sold Range
At €160,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 1.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 11mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €160,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 8 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with 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
Statistical Confidence · Low
8
Transactions Analysed
Within 3.0km
11 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloonyscrehane, Newcastle West, County Limerick, Limerick | 2025-11-21 | 58m² | |
| 31 Woodfield Grove, Newcastle West, Limerick, Limerick | 2025-10-03 | — |
Transactions within a 3.0km 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 Opportunity: The current G BER rating necessitates significant investment; upgrading to a C3 rating would typically cost €15,000-€20,000 but could increase the property's value by €20,000-€25,000, representing a strong return on investment.
Energy Cost Disparity: A G-rated property of this size (59m²) would likely incur annual energy costs of €2,400-€3,000, compared to €1,000-€1,400 for a C-rated property, highlighting a potential annual saving of €1,400-€1,600.
Space Efficiency: With 59m² and 3 bedrooms, this property offers a relatively tight living space, with approximately 19.7m² per bedroom, indicating potential for value enhancement through efficient renovation or extension to better match local space expectations.
Hypothesis: Given the G BER rating and the modest 59m² size, the property's potential for value enhancement is heavily contingent on significant capital expenditure for energy efficiency upgrades and potentially extending the living space, suggesting that buyers focused on immediate move-in or lower upfront costs may overlook its long-term investment potential.
Amenities
Limited Direct Transport: As the property is in Cloonyscrehane, Newcastle West, Co. Limerick, there are no direct Luas, DART, or Dublin Bus routes serving this specific rural location; travel to major urban centers would likely require private transport or long-distance bus services from Newcastle West town.
Local Services: Newcastle West offers essential amenities including supermarkets like SuperValu and Aldi, a variety of local shops, and healthcare facilities such as St. Ita's Community Hospital and multiple pharmacies, supporting daily needs within a reasonable driving distance.
Educational Access: The area is served by primary schools like Scoil Mhuire Gan Smál and secondary schools such as Colaiste Mhuire in Newcastle West, providing local educational options for families.
Hypothesis: The connectivity challenges and reliance on private transport for accessing major employment hubs and a wider range of amenities from Cloonyscrehane suggest that the property's value proposition is primarily centered on its rural lifestyle appeal rather than commuter convenience, meaning its future value will be more influenced by local rural development initiatives and the desirability of the Newcastle West town services than by urban transport links.
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.