Knockderk, Lough Gur, Bruff, Co. Limerick, V35 WV32
20 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 3 Bath · 282m² · Detached
Market Position
Below Typical Sale Prices
At €550,000, 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.
20 closed sales nearby · 27mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
20
Transactions Analysed
Within 5.0km
27 months
Data Freshness
Most recent sale age
±20%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockderk, Holycross, Bruff, Limerick | 2025-12-18 | 282.1m² | |
| Kenleon Cottage, Knockderk, Bruff, Limerick | 2025-09-25 | — |
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 B2 Efficiency: The B2 BER rating suggests a reasonable level of energy efficiency, though potential exists for improvement; annual energy costs are estimated to be between €1,400-€1,800 compared to an estimated €2,000-€2,600 for a D-rated property of similar size.
Generous Size: At 282.0m², this detached property offers substantial living space, aligning with the '2X Very Large' size category and suggesting good potential for family living or entertaining.
Value Optimization Opportunity: While the B2 BER is good, upgrading to an A-rated BER could cost €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and further reducing annual energy bills by €500-€700.
Hypothesis: The current configuration of 4 bedrooms and 3 bathrooms is well-suited to modern family needs, but the expansive 282m² size may present opportunities for reconfiguring internal spaces to create dedicated home offices or ancillary accommodation, which could command a price premium of 5-8% in the current market if effectively marketed.
Amenities
Limited Public Transport: There are no Luas, DART, or specific Dublin Bus routes listed as serving this immediate rural location directly; the nearest public transport would likely involve local bus services connecting to larger hubs, potentially requiring multiple changes and longer travel times to urban centres.
Local Village Services: Bruff, approximately 5km away, offers essential amenities including shops, primary schools like Scoil Mhuire gan Smál, and healthcare services, providing basic conveniences for residents.
Lough Gur Natural Amenity: The property benefits from its proximity to Lough Gur, offering significant lifestyle appeal for nature enthusiasts with walking trails and historical sites, enhancing its desirability for those seeking a rural lifestyle.
Hypothesis: The lack of direct public transport links and limited immediate amenities suggests this property is primarily suited for buyers prioritizing a rural lifestyle and private transport, with its value proposition being strongly tied to its natural surroundings and peaceful environment rather than urban convenience; any future development in Bruff or surrounding areas would significantly impact its accessibility and thus its market appeal.
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.