the grove, bruff, co. limerick
14 homes sold nearby. See what they went for — and what to bid on this one.
€299,000 · 4 Bed · 4 Bath · 139m² · Detached
Market Position
Priced Within Local Sold Range
At €299,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 18mo 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 €299,000, 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 €14,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,000, 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.
€14,950
That's what overbidding by just 5% on a €299,000 home costs you — before interest.
A €19 check before a €299,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €299,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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 · High
14
Transactions Analysed
Within 5.0km
18 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Brackvoan, Bruff, County Limerick, Limerick | 2024-10-17 | — | |
| 47 Brackvoan, Bruff, Limerick, Limerick | 2023-10-17 | 129.2m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of comparable size, saving €1,000-€1,400 annually.
Details
- Generous Space: At 139m² with 4 bedrooms and 4 bathrooms, this detached home offers a substantial and versatile living space, providing ample room compared to the median 3-bed, 2-bath properties common in the 20km radius.
- Modern Appeal: The high ratio of 4 bathrooms for a 4-bedroom property indicates a modern design or recent upgrades, significantly enhancing its functionality and appeal compared to older or less-equipped properties in the area.
- Hypothesis: Given its A2 BER rating and generous bedroom-to-bathroom ratio, this property is uniquely positioned to command a premium in the local market, especially among buyers prioritising modern efficiency and comfortable living, potentially attracting bids above its estimated value, particularly if compared to older, less efficient stock in the surrounding 20km area.
Amenities
Regional Connectivity: Bruff is served by Bus Éireann Route 329, providing essential public transport links to Limerick City (approx. 25-30km), where Limerick Colbert Station offers national rail services, enhancing commuter convenience.
Details
- Local Education & Healthcare: Families benefit from primary education at Bruff National School and secondary options like Scoil Pól in Kilmallock (a short drive), while immediate healthcare needs are met by the Bruff Medical Centre and O'Connell's Pharmacy.
- Community Lifestyle: Daily shopping needs are covered by local shops like Spar and Centra, and for leisure, The Old Bakehouse offers a local cafe experience, with the historical and natural beauty of Lough Gur just a few kilometres away for outdoor activities.
- Hypothesis: As remote and hybrid work models become more prevalent, the combination of excellent local amenities and regional bus connectivity in Bruff, coupled with this property's superior size and BER, will increasingly attract buyers seeking a balanced rural lifestyle within a reasonable commute of Limerick City, driving sustained demand in the 5-10km radius for properties of this calibre.
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.