Medova House, Emly Road, Knocklong, Co. Limerick, V35 NX94
17 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 1 Bath · 150m² · End of Terrace
Market Position
Below Typical Sale Prices
At €250,000, 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.
17 closed sales nearby · 21mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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
17
Transactions Analysed
Within 5.0km
21 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Aney House, Emly Rd, Knocklong, Limerick | 2024-01-11 | — | |
| 4 Baker Place, Bridge Street, Knocklong, Limerick | 2025-05-02 | — |
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 Energy Cost: With a 'G' BER rating, this property's estimated annual energy costs are likely to be in the region of €2,200-€3,000, significantly higher than the €800-€1,200 expected for a B-rated property of similar size.
Upgrade Investment Opportunity: Upgrading this property's BER from G to a C2 rating could cost approximately €12,000-€18,000, but is projected to increase its market value by €20,000-€30,000, offering a substantial return on investment.
Size vs. Local Offering: At 150m² with 4 bedrooms and 1 bathroom, the property offers a good amount of living space, but the single bathroom could be a limiting factor for larger families compared to properties with 2+ bathrooms, potentially impacting resale appeal.
Hypothesis: Investing in insulation and efficient heating systems to elevate the BER from G to a C1 rating, at an estimated cost of €15,000-€22,000, could not only reduce annual energy bills by €1,200-€1,800 but also position the property more competitively against the 5km median sale price of €273,500.
Amenities
Limited Transport Connectivity: Knocklong is not served by any Luas stops, DART stations, or specific Dublin Bus routes; residents would likely rely on local bus services or private transport for connections to larger towns or cities.
Local Services Availability: The immediate area offers basic amenities, likely including a local shop and potentially a pharmacy, but larger retail centres and diverse dining options would require travel to nearby towns such as Kilmallock or Charleville.
Educational Access: Primary schools would be available in Knocklong or neighbouring villages, with secondary education options likely requiring travel to larger towns, indicating a need for family consideration regarding school commutes.
Hypothesis: The lack of direct public transport links to major employment hubs suggests that properties in Knocklong, including Medova House, will continue to appeal primarily to those seeking a more rural lifestyle or who can work remotely, potentially limiting broad buyer appeal and capital appreciation compared to areas with stronger connectivity.
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.