Newtown, Bruff, Co. Limerick, V35 NX76
13 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 2 Bath · 110m² · Bungalow
Market Position
At the Upper End of Local Sales
At €425,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
13 closed sales nearby · 21mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 13 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 86% 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
€425,000
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 · Moderate
13
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballycampion, Bruff, Limerick, Limerick | 2024-10-18 | 110m² | |
| Castle View, Ardykeohane, Bruff, Limerick | 2023-09-05 | — |
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 Advantage: With an 'A' BER rating, annual energy costs are estimated to be €800-€1,200, compared to €1,800-€2,200 for comparable D-rated properties of similar size, saving €1,000-€1,400 annually.
Space Efficiency: The 110m² bungalow offers 3 bedrooms and 2 bathrooms, a practical configuration for many households, though it's slightly larger than the median sale price within 1km (€115,000 for same broad type) which might indicate a premium for size.
Value Optimization Potential: The 'A' BER rating significantly enhances long-term value and marketability; further insulation upgrades or solar panel integration, costing approximately €5,000-€10,000, could potentially push the BER to A1 and add €8,000-€15,000 to the property's market value.
Hypothesis: The 'A' BER rating on this bungalow, while a significant advantage, is currently not commanding a sufficient premium in the local sales data within 1km, suggesting that buyers in this specific micro-location prioritize other factors or are less sensitive to energy efficiency savings at this price point.
Amenities
Limited Public Transport: The provided data does not reference any specific bus routes, train stations, Luas, or DART stops serving Newtown, Bruff, Co. Limerick directly, suggesting a reliance on private transport.
Local Services Overview: While specific amenities are not detailed in the provided data, Bruff typically offers essential services including primary schools like Scoil Mhuire and local retail outlets, catering to basic daily needs.
Rural Connectivity Assumption: Given the 'Outside Dublin' location and lack of specific transport data, assume a travel time of over 30 minutes to major employment hubs, impacting commuter convenience.
Hypothesis: The lack of readily available public transport information for Newtown, Bruff, suggests that the property's appeal is likely geared towards individuals seeking a more rural lifestyle, where private car ownership is a necessity, potentially limiting its buyer pool compared to areas with robust transport links.
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.