Oak Lodge, 9 The Demesne, Adare Manor, Co. Limerick, V94 C6WK
2 homes sold nearby. See what they went for — and what to bid on this one.
€2,595,000 · 7 Bed · 4 Bath · 447m² · Detached
Market Position
Limited Transaction Data
At €2,595,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 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.
Financial Exposure · 44% 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
€2,595,000
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 · Low
2
Transactions Analysed
Within 5.0km
24 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 The Demesne, Adare Manor, Adare, Limerick | 2024-04-17 | 632m² | |
| Curraghmore House, Tuogh, Adare, Limerick | 2023-10-06 | 511m² |
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
Ample Space: With 447m² of living space, this detached property is 1.6 times larger than the median 3-bedroom property size in the 100km radius, offering significant room.
Details
- BER B3 Efficiency: The B3 BER rating suggests moderate energy efficiency; however, upgrading to an A-rated BER could cost approximately €15,000-€25,000 but potentially increase property value by €20,000-€30,000, a worthwhile investment for this size property.
- Luxurious Configuration: The 7 bedrooms and 4 bathrooms far exceed the median of 3 bedrooms and 2 bathrooms in the wider market, positioning it as a high-end, large-family or multi-generational living option.
- Hypothesis: Given the property's substantial size and configuration, its B3 BER rating represents a significant opportunity for value enhancement through targeted energy efficiency upgrades, potentially unlocking a substantial uplift in market appeal and future resale value, especially for buyers prioritizing long-term operational costs in a premium residence.
Amenities
Prime Adare Manor Location: Situated within Adare Manor, the property benefits from the exclusivity and amenities of a renowned estate, though specific local transport routes like bus numbers or train stations are not provided for this exclusive area.
Details
- Limited Public Transport Mentioned: While Adare is a sought-after location, the provided data does not specify direct bus routes (e.g., Bus Éireann routes serving Limerick city) or train station access (e.g., Limerick Colbert Station), suggesting a reliance on private transport.
- Local Conveniences: Adare village, a short drive away, offers a range of amenities including local shops, restaurants like Adare Manor Hotel Dining, and healthcare facilities like Adare Medical Centre.
- Hypothesis: The allure of Adare Manor as a location likely commands a premium that transcends standard amenity metrics; future value appreciation may be more tied to the estate's global reputation, exclusivity, and any future luxury developments within Adare rather than quantifiable public transport links or typical urban amenities.
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.