Mitchelstowndown, Garryspillane, Garryspillane, Co. Limerick, V35 XN44
16 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €225,000, 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.
16 closed sales nearby · 18mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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
16
Transactions Analysed
Within 5.0km
18 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sliabh, Riagh View, Garryspillane, Limerick | 2025-05-30 | — | |
| Ballyfruta, Garryspillane, Kilmallock, Limerick | 2024-08-01 | 111.8m² |
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 Upgrade Opportunity: Upgrading the G BER rating to a C1 would likely cost between €15,000 and €25,000, potentially increasing the property's value by €25,000 to €35,000, offering a significant return on investment.
Size Efficiency: With 120m² across 3 bedrooms and 1 bathroom, the property offers a reasonable 40m² per bedroom, which is standard for the area, but the single bathroom may be a constraint for a family.
Energy Cost Impact: A G BER rating implies significantly higher annual energy costs, estimated at €2,500-€3,500, compared to an average of €1,000-€1,500 for C-rated homes of similar size in the region, highlighting a substantial ongoing expense.
Hypothesis: The G BER rating presents a significant opportunity for value enhancement, as even a modest upgrade to a D rating (estimated €6,000-€10,000 cost) could improve perceived quality and potentially attract buyers seeking lower immediate running costs, making it a key selling point for future renovations.
Amenities
Transport Connectivity: Garryspillane is served by local bus routes connecting to Limerick City, though specific route numbers and frequencies require local inquiry; nearest train station is likely Limerick Junction (approx. 15-20km).
Local Services: The immediate area has limited retail and commercial facilities; residents typically travel to nearby towns like Kilmallock or Charleville for supermarkets, healthcare clinics, and a wider range of shops.
Educational Access: Primary education is likely available at Garryspillane National School or nearby schools in Castleconnell, with secondary education options in Kilmallock or Charleville, requiring car transport for most students.
Hypothesis: The rural location of Garryspillane, while offering potential for lower property prices, places a significant reliance on private transport for accessing essential amenities like healthcare, secondary schools, and diverse retail, meaning its long-term appeal for non-car-dependent buyers may be limited unless local infrastructure significantly improves.
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.