The Village, Tournafulla, Co. Limerick, V42 AF51
9 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 16mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 9 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally below the median transaction level.
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
9
Transactions Analysed
Within 5.0km
16 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tournafulla, County Limerick, Limerick | 2024-11-28 | 56m² | |
| Glenshesk, Templeglantine, Limerick, Limerick | 2023-12-21 | — |
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: With a D2 BER rating, upgrading to a B2 standard could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on typical uplift in comparable areas.
Details
- Size Advantage: The property offers a generous 120.0m² of living space with 4 bedrooms and 3 bathrooms, which is larger than the median of 3 bedrooms and 2 bathrooms seen in the 100km radius over 180 days.
- Value Optimization: The current BER rating likely incurs annual energy costs of approximately €1,800-€2,200, whereas properties with a B2 rating in the same size bracket could see savings of €1,000-€1,400 annually.
- Hypothesis: The significant gap between the property's D2 BER rating and the higher-rated properties sold within 10km (which have a median of 3 bathrooms and 4 bedrooms) indicates that investing in energy efficiency upgrades could significantly enhance its market appeal and value, especially if local buyers are increasingly prioritizing sustainability and lower running costs.
Amenities
Limited Direct Transport: Tournafulla's V42AF51 postcode does not appear to be directly served by major bus routes such as Dublin Bus 25, 66, or 67, nor are there Luas or DART stations within immediate proximity, suggesting significant reliance on private transport.
Details
- Local Service Access: While specific local schools, shops, or healthcare facilities in Tournafulla are not detailed in the provided data, the 'outside Dublin' location generally implies a more rural setting with fewer immediate amenities compared to urban centres.
- Low Local Transaction Volume: The presence of only 3 sales within a 5km radius in the last 180 days, with a median sale price of €120,000, suggests a very limited local market with potentially fewer amenities driving demand compared to areas with higher transaction volumes.
- Hypothesis: The lack of specific amenity data and extremely low local transaction volume suggest that Tournafulla's appeal may be primarily for those seeking rural tranquility, rather than for those prioritizing easy access to a comprehensive range of public transport, educational institutions, and retail facilities, which would typically command higher premiums and see greater sales activity.
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.