Knockdown, Athea, Co. Limerick, V94 KTY5
7 homes sold nearby. See what they went for — and what to bid on this one.
€95,000 · 2 Bed · 1 Bath · 48m² · Detached
Market Position
Priced Within Local Sold Range
At €95,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 19mo 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 €95,000, 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 €4,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €95,000, 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.
€4,750
That's what overbidding by just 5% on a €95,000 home costs you — before interest.
A €15 check before a €95,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
7
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tooraree Upr, Athea, Limerick, Limerick | 2024-11-05 | — | |
| Innisfree, Ballyguiltanane Upper, Limerick, Limerick | 2023-08-28 | — |
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: Upgrading this property's G BER rating to a B2 could cost an estimated €10,000-€15,000, but would likely increase its market value by €18,000-€25,000, representing a substantial return on investment.
Low Energy Efficiency Costs: A G BER rating suggests annual energy costs could range from €2,000-€2,800, compared to €900-€1,300 for a B-rated property of similar size, highlighting a significant ongoing expense.
Compact Footprint: At 48m², this 2-bedroom property offers a highly efficient, albeit compact, living space, which might appeal to those prioritizing lower maintenance and running costs over expansive living areas.
Hypothesis: The low asking price relative to its estimated value and the regional median suggests the market is factoring in the significant costs associated with bringing the G BER property up to modern energy standards, implying that any buyer looking for immediate comfort will need substantial capital for renovations.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas stops, or DART stations directly mentioned as serving Knockdown, Athea, Co. Limerick, V94KTY5, indicating a reliance on private transport.
Rural Setting Amenities: Specific details on local schools, healthcare, shopping, or lifestyle amenities in Knockdown, Athea, V94KTY5 are not provided in the raw data, suggesting a remote location with potentially limited nearby services.
Low Walkability: The rural address implies limited walkability and pedestrian access to a variety of shops, cafes, or parks, likely requiring travel for most daily needs and recreational activities.
Hypothesis: The lack of specified public transport and amenities suggests that the property's value proposition relies heavily on its rural setting and potential for privacy, rather than connectivity and convenience, making it more suitable for individuals who prioritize seclusion over access to urban or suburban services.
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.