Rathcannon, Athlacca, Kilmallock, Co. Limerick, V35 KT52
12 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 5.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 27mo 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 size-adjusted median, 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
12
Transactions Analysed
Within 5.0km
27 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rathcannon, Athlacca, Co Limerick, Limerick | 2025-12-08 | — | |
| Rathcannon, Kilmallock, Limerick, Limerick | 2024-03-14 | 190.9m² |
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: With a BER D rating, upgrading to a B2 could cost an estimated €8,000-€12,000, but is projected to increase the property's value by €15,000-€20,000, presenting a strong return on investment.
Details
- Energy Cost Savings: A BER D rating typically results in annual energy costs of €1,800-€2,200, significantly higher than the estimated €800-€1,200 for a more efficient B-rated property of similar size, offering potential annual savings of €1,000-€1,400.
- Spacious Family Home: This 120m² property offers generous living space with 4 bedrooms and 2 bathrooms, aligning well with the typical family size and demand for detached homes in the wider Limerick region, where the median in a 20km radius over 90 days is 4 bedrooms and 2 bathrooms.
- Hypothesis: Given the rural setting, buyers might initially prioritize the spaciousness and potential for extending the property over immediate energy efficiency, but a BER upgrade could unlock further capital appreciation and appeal to a broader market segment seeking long-term savings.
Amenities
Rural Connectivity: While not served by Luas or DART, the property is accessible via regional Bus Éireann services connecting to nearby Kilmallock (approx. 10km) and Limerick City (approx. 30-40 minute drive), with national rail links available at Limerick Colbert Train Station.
Details
- Local Services Access: The property is within a 10km drive of Kilmallock, which provides essential amenities including Athlacca National School, Scoil Pól Kilmallock secondary school, Kilmallock Pharmacy, and local supermarkets such as SuperValu and Aldi, catering to daily needs.
- Nature-Centric Lifestyle: Situated in a rural area, the property offers direct access to quiet country roads ideal for walks and is within reasonable driving distance of natural attractions like Lough Gur Visitor Centre and the Ballyhoura Mountains for outdoor activities.
- Hypothesis: The property's primary car-dependent nature could limit appeal to buyers prioritizing extensive public transport, but this characteristic significantly enhances its value proposition for those seeking quiet, spacious living with direct access to nature and a strong local community.
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.