Granagh, Kilmallock, Ballinleeny, Co. Limerick, V35 W582
4 homes sold nearby. See what they went for — and what to bid on this one.
€75,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €75,000, 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 · 19mo 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
19 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 |
|---|---|---|---|
| Kilatal, Ballingarry, Limerick, Limerick | 2024-11-29 | — | |
| Glentara, Coolrus, Bruree, Limerick | 2025-04-16 | 83.5m² |
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 Improvement Potential: Upgrading the SI_666 BER rating to a C rating would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a sound investment for future energy savings and market appeal.
Size Efficiency: At 120.0m², the property offers a reasonable living space for a 2-bedroom home, though its size might be considered average relative to a broader market context without specific local size benchmarks.
Value Optimization: The current estimated value of €81,617, well above the asking price, suggests significant potential for value uplift through strategic renovations, particularly addressing the BER rating and potentially modernizing the single bathroom.
Hypothesis: Given the substantial gap between the estimated value and the asking price, and the low BER rating, this property is likely in need of significant investment. Achieving a 'good' BER rating (B3 or higher) through insulation, window upgrades, and a modern heating system could cost in excess of €20,000 but might be crucial for attracting buyers and achieving a sale price closer to the estimated value, potentially yielding a 1.5x return on the investment in BER improvements alone.
Amenities
Limited Transport Connectivity: As a rural property in Granagh, Kilmallock, direct public transport links like specific bus routes, train stations, or Luas/DART stops are likely scarce, requiring private transport for most journeys.
Essential Services Access: Access to primary healthcare, shopping, and educational facilities will likely require travel to nearby towns such as Kilmallock or Limerick City, meaning essential amenities are not within immediate walking distance.
Local Lifestyle Options: While specific local cafes, parks, or restaurants are not detailed for Granagh, Kilmallock, typical rural amenities would be focused on community halls and local pubs, with more diverse options requiring travel to larger urban centres.
Hypothesis: The property's location outside of a major urban centre, indicated by the lack of specific public transport routes or urban amenities listed, suggests that its appeal will be primarily to buyers seeking a rural lifestyle who prioritize tranquility over convenience, and that its value will be less influenced by urban-centric amenity premiums and more by local rural development or infrastructure improvements.
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.