Saint Enda`s, South Circular Road, Co. Limerick, V94 X0KH
16 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 4 Bed · 2 Bath · 141m² · Detached
Market Position
Priced Within Local Sold Range
At €520,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 7mo 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 €520,000, 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 €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, 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.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 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 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales. 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 3.0km
7 months
Data Freshness
Most recent sale age
±7%
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 |
|---|---|---|---|
| St Endas, South Circular Rd, Limerick, Limerick | 2026-01-15 | 141.4m² | |
| 7 Rosebrooke, Father Russell Rd, Ballykeeffe, Limerick | 2025-11-13 | 138m² |
Transactions within a 3.0km 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
BER Improvement Opportunity: Upgrading the E1 BER rating could cost approximately €8,000-€12,000 but could potentially increase the property value by €15,000-€20,000, as the average BER rating for properties within 10km is not specified but likely better than E1.
Size Advantage: At 141.0m², this detached property offers a larger living space than the median of 3 bedrooms and 2 bathrooms typically sold within a 10km radius, suggesting it caters to buyers seeking more room.
Value Optimization Needed: The BER E1 rating suggests significant potential for energy efficiency upgrades. Investing €8,000-€12,000 could lower annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, a saving of €1,000-€1,400 per year, improving marketability and long-term value.
Hypothesis: Given the E1 BER rating and the absence of specific BER data for comparable properties within 100km (100% BER unknown), the property's current BER may be significantly below the market standard for properties of this size and type within Limerick, indicating that a strategic investment in insulation, heating, and ventilation upgrades, costing €8,000-€12,000, could unlock a substantial uplift in value and buyer appeal.
Amenities
Transport Connectivity: While specific routes are not provided for this Limerick address, its location on South Circular Road suggests good access to Limerick City Bus services, likely including routes connecting to the city centre and Limerick Colbert train station.
Local Lifestyle Hub: The South Circular Road area benefits from proximity to amenities such as the Milk Market for local produce, various cafes and restaurants along the road, and the University Hospital Limerick (approx. 5km), offering convenience for residents.
Educational Proximity: This property is ideally situated near several educational institutions, including Limerick Institute of Technology (now MTU) and secondary schools like Scoil Mhuire Gan Smál, making it attractive for families and students.
Hypothesis: The South Circular Road's strategic position as a primary artery into Limerick City, combined with the high density of sales within a 5km radius (122 in 30 days) and a strong percentage of sales above asking (85.25%), indicates that properties with good public transport links to the city centre and educational hubs are commanding a significant premium, as evidenced by the €46,325.83 average price difference in the immediate 5km radius over the past 30 days.
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.