saint francis, 2 courtbrack terrace, south circular road, co. limerick, v94 c6pa
11 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 2 Bath · 128m² · Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 13mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 is positioned above the size-adjusted median. 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 · 50% 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
€395,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 3.0km
13 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 County View Terrace, Ballinacurra Rd, Limerick, Limerick | 2024-12-06 | 113m² | |
| 35 Cois Luachra, Dooradoyle, Limerick, Limerick | 2025-03-19 | 103.6m² |
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: The E2 BER rating indicates significant scope for energy efficiency upgrades; investing €10,000-€20,000 in improvements could raise the BER to a B2, potentially increasing the property's value by €20,000-€35,000.
Details
- Energy Cost Savings: Upgrading from an E2 to a B2 BER could reduce annual energy costs by an estimated €1,000-€2,500, offering substantial long-term savings compared to current estimated annual costs of €2,500-€3,500 for an E2-rated home of this size.
- Spacious Family Home: At 128m² with 5 bedrooms and 2 bathrooms, this terrace property offers generous living space, significantly exceeding the median 3-bedroom homes typically found within a 5km radius.
- Hypothesis: Given the local market's strong appetite for properties, particularly larger ones, a strategic BER upgrade could transform this home from a niche offering to a premium asset, attracting a broader pool of buyers seeking energy-efficient family residences and maximizing its resale value beyond the initial investment.
Amenities
Excellent Connectivity: The property benefits from strong public transport links, with several Bus Éireann routes, including those connecting to the city centre and surrounding areas, accessible from South Circular Road, and Limerick Colbert Train Station within a 2km radius.
Details
- Education Hub Proximity: Located near Mary Immaculate College, and primary/secondary schools such as Laurel Hill Secondary School and St. Nessan's Primary School within a 2.5km radius, the area offers excellent educational opportunities for all ages.
- Local Lifestyle Convenience: Residents have convenient access to essential amenities including the Crescent Shopping Centre (approx. 2.5km), University Hospital Limerick (approx. 3.5km), and the green spaces of People's Park (approx. 1.5km) in the city centre.
- Hypothesis: The established array of educational institutions, healthcare facilities, and retail options within the immediate South Circular Road area positions it as a highly desirable residential hub, ensuring sustained demand and supporting property values due to its comprehensive and mature local infrastructure.
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.