Garraun, Lisnagry, Co. Limerick, V94 E8F7
14 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 3 Bed · 1 Bath · 121m² · Detached
Market Position
Below Typical Sale Prices
At €380,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
14 closed sales nearby · 14mo 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 below the median of comparable sales, 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
14
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±6%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Garraun, Lisnagry, Limerick, Limerick | 2025-03-06 | 197.8m² | |
| Sorrento, 37 Salmon Weir, Annacotty, Limerick | 2025-04-16 | 154m² |
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 Energy Upgrade Opportunity: Upgrading the E2 BER rating to a C1 would likely cost €10,000-€15,000 but could increase the property's value by €18,000-€25,000, presenting a clear investment opportunity.
Size vs. Market: At 121.0m², the property offers a standard living space, but its 1 bathroom for 3 bedrooms is a configuration that may limit its appeal and value compared to properties with more bathrooms, especially in higher-value sales.
Value Optimization Potential: With an E2 BER rating, current annual energy costs are estimated to be €2,000-€2,600, whereas properties with B1 BER ratings of similar size typically incur costs of €900-€1,300, highlighting a significant potential for savings and value enhancement through upgrades.
Hypothesis: Investing €10,000-€15,000 to improve the BER from E2 to B2 could unlock a valuation increase of €18,000-€25,000, but the true potential lies in addressing the single bathroom configuration; adding a second bathroom could yield an even higher return on investment, potentially adding €30,000-€40,000 in value, transforming it into a more competitive offering in the €400k+ market.
Amenities
Transport Connectivity: The property's location outside Dublin implies reliance on local and regional transport; while specific routes aren't listed, general bus services serving Co. Limerick would likely connect to Limerick City, providing access to wider national transport networks.
Local Lifestyle Access: Lisnagry itself is a village, likely offering essential local amenities such as a local shop and possibly a primary school, with Limerick City providing extensive retail, dining, and healthcare facilities including University Hospital Limerick.
Family & Community Focus: The rural setting suggests a community-oriented environment, likely with local parks and green spaces. Nearby Limerick City offers numerous secondary schools, colleges, and childcare facilities for families.
Hypothesis: The value proposition of Garraun, Lisnagry, is intrinsically linked to its connectivity to Limerick City; proximity to major routes such as the N7 will be crucial for commuting and access to comprehensive amenities, suggesting that properties in this area will consistently trade at a premium relative to their distance from urban centers, with well-maintained properties near key transport arteries outperforming those in more isolated locations.
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.