Glensharrold, Carrigkerry, Carrigkerry, Co. Limerick, V94 WFF3
8 homes sold nearby. See what they went for — and what to bid on this one.
€35,000 · 3 Bed · 1 Bath · 58m² · Detached
Market Position
Below Typical Sale Prices
At €35,000, 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.
8 closed sales nearby · 15mo 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 €35,000, 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 €1,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €35,000, 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.
€1,750
That's what overbidding by just 5% on a €35,000 home costs you — before interest.
A €19 check before a €35,000 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
From €19 for your strategy on a €35,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 5.0km
15 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 |
|---|---|---|---|
| Ballyloughane, Newcastle West, Limerick, Limerick | 2025-08-20 | 1000m² | |
| Ballyloughnane, Carrigkerry, Athea, Limerick | 2024-12-20 | — |
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 Potential: Upgrading this 58m² property from its G BER rating to a B2 would typically cost between €15,000-€25,000, but could increase its market value by €25,000-€40,000; annual energy costs for a G-rated home of this size are estimated at €2,800-€3,500, compared to €800-€1,200 for a B-rated home.
Details
- Compact Configuration: At 58m², this 3-bedroom detached property is notably smaller than average for its bed count, featuring a compact layout and only one bathroom, which is below the median of two bathrooms for similar properties in wider regional areas.
- Renovation Opportunity: The significant difference between the estimated value of €145,700 and the asking price of €35,000 strongly implies the property requires extensive renovation and modernization, offering a substantial value-add opportunity for a buyer prepared for a comprehensive refurbishment.
- Hypothesis: The property's current "G" BER and ultra-low asking price suggest its primary value proposition is as a blank canvas for a full-scale renovation, where a strategic investment in both energy upgrades and interior modernization could elevate its market value significantly beyond comparable distressed sales in the area.
Amenities
Rural Connectivity: Located in Glensharrold, Carrigkerry, the property relies heavily on regional road networks; Bus Éireann Route 13 (Limerick-Tralee) passes through Carrigkerry, providing limited public transport access to nearby towns.
Details
- Community Life: Residents have access to local primary education at Carrigkerry National School (approx. 2km) and essential services like Mullane's Shop in Carrigkerry village, with broader amenities, including secondary schools and larger supermarkets, available in Newcastle West (approx. 10km).
- Limited Walkability: Situated in a rural townland, walkability is largely confined to local roads and country lanes, with minimal pedestrian infrastructure outside of Carrigkerry village center, necessitating car dependency for daily errands and accessing services.
- Hypothesis: While offering rural tranquility, the property's remote location necessitates high car dependency, and future value appreciation will likely be driven more by a desire for quiet country living and potential local service enhancements rather than improved public transport infrastructure.
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.