Glenosheen, Ardpatrick, Co. Limerick, V35 P448
4 homes sold nearby. See what they went for — and what to bid on this one.
€95,000 · 2 Bed · 1 Bath · 117m² · Detached
Market Position
Below Typical Sale Prices
At €95,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 6mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
6 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Ballyhoura Forest Homes, Ballyorgan, Limerick, Limerick | 2025-12-18 | 105m² | |
| Ballyorgan, Kilfinane, Co. Limerick, Limerick | 2023-07-24 | 70m² |
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
Significant BER Upgrade Opportunity: The G BER rating necessitates substantial investment; upgrading to a B2 rating could cost an estimated €15,000-€20,000 but is likely to increase the property's value by €25,000-€30,000, representing a strong return on investment.
Suboptimal Energy Costs: Properties with a G BER rating typically incur annual energy costs of €2,800-€3,500, compared to an estimated €1,000-€1,400 for C-rated properties of similar size in this region, highlighting a significant ongoing expense.
Compact Living Space: At 117.0m², the property offers a comfortable size, but with only 2 bedrooms, it might be smaller than average for new builds in similar price brackets in more urbanized areas, potentially limiting appeal to larger families.
Hypothesis: The significant disparity between the current G BER rating and the potential value uplift from upgrades suggests a strategic investment opportunity, where the cost of energy efficiency improvements is outweighed by a projected increase in market value, making it attractive for buyers focused on long-term returns.
Amenities
Limited Local Transport: Without specific bus routes, train stations, or Luas/DART stops mentioned for Ardpatrick, Co. Limerick, V35P448, commuter access relies heavily on private transport, significantly limiting broad buyer appeal.
Rural Lifestyle Amenities: Specific schools, shopping centres, or major healthcare facilities are not detailed for Glenosheen, Ardpatrick, implying a reliance on nearby towns for essential services and amenities, which may require travel of over 15km.
Low Walkability Index: The rural setting of Glenosheen, Ardpatrick suggests limited walkability and pedestrian infrastructure, with local amenities likely dispersed and requiring vehicle access, impacting daily convenience for residents.
Hypothesis: The absence of specific public transport links and detailed local amenities for Ardpatrick suggests that this property's value is tied to its rural setting and potential for self-sufficiency, meaning future value appreciation will be more dependent on investment in local infrastructure or a niche market segment that values seclusion over connectivity.
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.