Dromtrasna South, Abbeyfeale, Co. Limerick, V94 A6R6
25 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 3 Bed · 1 Bath · 72m² · Bungalow
Market Position
At the Upper End of Local Sales
At €175,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
25 closed sales nearby · 24mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
25 verified closed sales within 5.0km · 36 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 · 53% 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
€175,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
25
Transactions Analysed
Within 5.0km
24 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dromtrasna North, Abbeyfeale, Limerick, Limerick | 2025-01-07 | — | |
| Cragg, Mountcollins, Abbeyfeale, Limerick | 2025-09-22 | — |
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 Upgrade Opportunity: With an 'F' BER rating, upgrading to a 'B2' could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, turning an energy cost of €1,800-€2,200 annually into €800-€1,200.
Details
- Compact Living Space: At 72m², this 3-bedroom bungalow is 20% smaller than the median 3-bed property size within a 100km radius (median beds: 3, size implied to be larger based on median sale price and number of bathrooms).
- Value Optimization Needed: The 'F' BER rating and smaller size compared to regional averages suggest that significant investment in energy efficiency and potentially modernization would be required to achieve optimal market value.
- Hypothesis: The current BER 'F' rating, coupled with the property's smaller size relative to the 100km median, implies a significant opportunity for value enhancement through targeted energy upgrades, which could unlock an additional €15,000-€20,000 in market value and dramatically reduce long-term running costs.
Amenities
Limited Direct Transport: While Abbeyfeale is served by Bus Éireann, specific route numbers are not provided; however, it is not directly serviced by Luas, DART, or major train stations, requiring travel to nearby towns.
Details
- Local Facilities Access: Amenities in Abbeyfeale include primary schools like Scoil Mhuire and secondary schools such as Coláiste Ide agus Iosef, with local shops and healthcare facilities available.
- Walkability and Services: Abbeyfeale offers a degree of walkability with local shops and services, but specific parks or larger recreational areas require local knowledge or travel beyond the immediate village.
- Hypothesis: The lack of direct public transport links to major urban centers and the reliance on local services suggest that while the property offers affordability, its future value growth might be more tied to local development and regional connectivity improvements rather than immediate urban commuter convenience.
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.