Sli Na Malaoise, Limerick, Limerick City, V94 D8E8
5 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €250,000, 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.
5 closed sales nearby · 25mo recency · Low 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
€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 5 verified local sales · Low 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
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
25 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Main Street, Rathkeale, Co. Limerick, Limerick | 2025-04-02 | — | |
| Main Street, Rathkeale, Co Limerick, Limerick | 2024-03-07 | 65m² |
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: The E1 BER rating necessitates significant investment; upgrading to a B2 rating would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, offering a clear return on investment.
Details
- Size Efficiency: At 120m², this 3-bed, 1-bath semi-detached property offers a reasonable size, but the single bathroom for the number of bedrooms could be a limiting factor for family buyers, potentially impacting future resale value.
- Value Optimization Potential: Given the E1 BER rating, estimated annual energy costs could range from €1,800-€2,200. Investing in energy efficiency upgrades to reach a C rating would reduce these costs by €500-€800 annually and enhance market appeal.
- Hypothesis: The current E1 BER rating and single bathroom configuration, while presenting an opportunity for value enhancement through upgrades, significantly discount the property's immediate market appeal and could lead to prolonged marketing times unless addressed proactively, contrasting sharply with the 100km radius median of 2 bathrooms and a positive price growth trend.
Amenities
Transport Connectivity: While specific bus routes, train stations, or Luas stops for Sli Na Malaoise, Limerick are not provided in the raw data, Limerick City is served by Bus Éireann routes and has a central train station providing national connectivity.
Details
- Local Amenities Scan: Limerick City offers a range of amenities including the University of Limerick, University Hospital Limerick, The Crescent Shopping Centre, and various parks like the People's Park, indicating a comprehensive service provision within the city's reach.
- Walkability and Local Services: As Sli Na Malaoise is located within Limerick City, access to local shops, pharmacies, and primary schools such as Limerick Educate Together National School would be expected within a reasonable walking distance.
- Hypothesis: The property's 'Outside Dublin' classification suggests a potentially lower cost of living and property prices compared to the capital, but the lack of specific local amenity data within the raw metrics means its true commuter convenience and lifestyle appeal for Limerick City residents remain unquantified, impacting its localized value proposition.
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.