Coonagh Road, Limerick, Coonagh, Co. Limerick, V94 D2CY
12 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 5 Bath · 220m² · Detached
Market Position
Priced Above Local Sales
At €795,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
12 closed sales nearby · 7mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €795,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 27% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€795,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±16%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 80 Ferndale, Ennis Rd, Limerick, Limerick | 2025-06-19 | 155m² | |
| 4 Cluain Dara, Clonmacken, Limerick, Limerick | 2025-03-26 | 247m² |
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
Good BER Rating: The B2 BER rating indicates a reasonably energy-efficient property, likely resulting in annual energy costs of approximately €1,200-€1,800, a notable advantage over lower-rated properties in the region.
Details
- Generous Accommodation: With 220m² of living space and 4 bedrooms, this property offers ample room, aligning with the higher end of the market which typically features 3-bedroom configurations with smaller floor areas (median 3 beds, no size data for median).
- Value-Add Opportunity: While the BER is B2, investing in further upgrades to an A-rating could potentially increase property value by €15,000-€20,000, though specific cost savings are not calculable without a lower BER benchmark for this property size.
- Hypothesis: The property's B2 BER rating is solid, but if it were to achieve an A-rating (requiring estimated upgrade costs of €10,000-€15,000 based on typical investments), it could command a premium of €20,000-€25,000 based on current market appreciation for top-tier energy efficiency.
Amenities
Limited Public Transport: The property's location on Coonagh Road suggests reliance on private transport, as direct bus routes or train stations are not immediately evident in the provided data for this specific rural-adjacent area.
Details
- Local School Access: Families would likely access educational facilities such as Limerick Educate Together National School or Colaiste Ghobnait Mhic Dhonncha within a reasonable driving distance, catering to primary and secondary education.
- Essential Services Nearby: Limerick City Centre, approximately 7km away, offers comprehensive shopping, healthcare facilities like University Hospital Limerick, and a wide range of restaurants and lifestyle amenities, requiring a short commute.
- Hypothesis: The property's location, being outside the immediate urban sprawl but within driving distance of Limerick City, suggests a target market seeking rural tranquility with convenient access to urban amenities, a niche that could see steady demand if priced appropriately, particularly from families valuing space and quieter living.
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.