Rosahane, Dooradoyle Road, Dooradoyle, Co. Limerick, V94 RRK6
16 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 1 Bath · 154m² · Detached
Market Position
Below Typical Sale Prices
At €400,000, 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 · 11mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| 4 The Laurels, Dooadoyle Rd, Dooradoyle, Limerick | 2025-06-30 | 115m² | |
| 19 Lissanalta Dr, Dooradoyle Rd, Limerick, Limerick | 2025-02-28 | 222m² |
Transactions within a 1.5km radius and 18-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
Significant BER Improvement Needed: With a G BER rating, upgrading to a C1 (approx. 100-150kWh/m²/yr) could cost €15,000-€25,000 but potentially increase property value by €20,000-€30,000, representing a significant investment opportunity.
Space Efficiency: The property offers a substantial 154m² of living space with 4 bedrooms, aligning with the '4+ Bed' category but with only one bathroom, which is below the median of 2 bathrooms in markets within 10km and 100km, potentially impacting buyer appeal.
Value Optimization Opportunity: The G BER rating and single bathroom present a clear opportunity for value optimization through targeted upgrades, transforming it from a potential liability to a significant asset.
Hypothesis: The current G BER rating necessitates an investment of €15,000-€25,000 to reach a C1 standard, but the primary value uplift will likely come from a second bathroom renovation, potentially adding €15,000-€20,000 in value and significantly improving marketability, thus requiring a strategic approach to prioritize these upgrades for maximum return on investment.
Amenities
Connectivity Hub: Dooradoyle is served by Bus Eireann routes 301, 302, and 303, providing direct links to Limerick City Centre and surrounding towns, with stops within a 1km radius.
Local Essentials Nearby: Within a 2km radius, residents have access to essential amenities including the Crescent Shopping Centre, University Hospital Limerick, and a selection of primary and secondary schools like St. Paul's National School and Crescent College Comprehensive.
Walkable Community: The Dooradoyle Road offers good pedestrian access with footpaths connecting to local shops, pharmacies, and parks such as Mungret Park, facilitating a convenient local lifestyle.
Hypothesis: The established public transport network and proximity to key Limerick amenities, including the University Hospital Limerick and Crescent Shopping Centre, position Dooradoyle as a desirable residential area. The presence of a single bathroom in this property, however, creates a potential disconnect with the area's family-oriented infrastructure and the market's preference for multiple bathrooms, suggesting that a second bathroom renovation would significantly enhance its appeal and saleability.
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.