Heathfield, Ballinruane, Kilmeedy, County Limerick, V42 V067
4 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 5 Bed · 5 Bath · 486m² · Detached
Market Position
Significantly Above Local Sales
At €795,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. 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. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 71% 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
€795,000
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 · 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 |
|---|---|---|---|
| Glenwilliam Castle, Glenwilliam, Ballingarry, Limerick | 2025-11-21 | 744m² | |
| Rossmore, Castletown, Kilmallock, Limerick | 2025-11-05 | 227.2m² |
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 Efficiency Advantage: With a B3 BER rating, this property offers good energy efficiency, likely resulting in annual energy costs between €1,400-€1,800, which is significantly lower than comparable D-rated properties of similar size in the area.
Generous Proportions: The property boasts an expansive 486m² size, offering significant living space which is likely above the average for properties in the surrounding area and caters to larger households or those seeking ample room.
Potential for Value Enhancement: While the B3 BER is good, upgrading to a B2 or B1 rating could cost approximately €5,000-€8,000 and potentially increase the property's market value by €10,000-€15,000, offering a clear return on investment.
Hypothesis: The substantial size and 5-bedroom, 5-bathroom configuration of this property suggests a design catering to multi-generational living or high-net-worth individuals, and its B3 BER rating, while good, may not align with the premium energy efficiency expectations of buyers seeking such a high-spec, large-scale residence in a rural setting.
Amenities
Limited Public Transport Access: As the property is located outside of Dublin, specific bus routes, train stations, Luas or DART stops directly serving Ballinruane, Kilmeedy are not detailed, suggesting reliance on private transport for connectivity.
Local Services Out of Reach: Without specific nearby amenities listed, accessing essential services like schools such as Dromcollogher National School (approx. 9km) or healthcare at Limerick Regional Hospital (approx. 35km) would likely involve significant travel time.
Rural Lifestyle Appeal: The property's location in Ballinruane, Kilmeedy implies a focus on rural lifestyle amenities, potentially offering peace and quiet but likely lacking the immediate convenience of urban shopping centres or diverse dining options found closer to larger towns.
Hypothesis: The lack of specific detailed amenities within a close radius suggests that properties like Heathfield in Ballinruane, Kilmeedy are primarily valued for their expansive grounds and rural tranquility rather than proximity to services, which could mean that future development in the wider county focusing on rural hubs might offer a more appealing value proposition for similar properties.
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.