White Oaks, Caherline, Lisnagry, Co. Limerick, V94 H1RV
9 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 5 Bed · 3 Bath · 244m² · Detached
Market Position
Below Typical Sale Prices
At €635,000, 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.
9 closed sales nearby · 12mo 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 €635,000, 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 €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €635,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 below the size-adjusted median, suggesting favourable entry conditions. 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
9
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±12%
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.
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 |
|---|---|---|---|
| Belvedere, Lisnagry, Limerick, Limerick | 2025-01-17 | 236m² | |
| Mountshannon, Lisnagry, Limerick, Limerick | 2025-11-18 | 161m² |
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
Efficient Energy Performance: With a C1 BER rating, this property's annual energy costs are estimated to be around €1,300-€1,700, representing a saving of approximately €500-€900 annually compared to a D-rated property of similar size (estimated €1,800-€2,200 annual costs).
Details
- Generous Living Space: This substantial 244m² detached home with 5 bedrooms and 3 bathrooms significantly exceeds the typical property size in the 5km radius, where the median is 4 bedrooms, offering exceptional space and flexibility for a growing family or those seeking ample room.
- Premium Property Profile: As a very large detached property (244m²), it presents a premium offering in the local market, standing out from the median properties in the 5km radius, and could be seen as an optimal long-term investment given its scale and established energy rating.
- Hypothesis: The property's large size (244m²) and 5-bedroom configuration are a distinct advantage in a market where the 5km median is 4 bedrooms, suggesting that despite its current asking premium, its inherent scale and C1 BER could command a higher market value over time as demand for spacious, energy-efficient family homes persists in the region.
Amenities
Road Network Advantage: Situated near Caherline, this property offers strong road connectivity to Limerick City via the N24 and M7/N7, with Limerick Colbert Train Station approximately 20-25km away, facilitating regional commuting rather than relying on specific urban bus or rail lines.
Details
- Local Family Focus: The immediate vicinity benefits from Caherline National School (within walking distance) and Caherline Community Childcare, providing essential local services for families, while larger secondary schools like Cappamore Secondary School are within a 7-8km drive.
- Rural Convenience & Recreation: Residents can access local amenities in Caherline village and Cappamore (approximately 7km) for daily needs and local pubs, with Caherline GAA Club nearby for sports, offering a blend of rural lifestyle with essential services, while more extensive shopping at Limerick City centres is a 20-25km drive.
- Hypothesis: The property's location in Caherline, while offering rural tranquility and strong community ties with Caherline National School and GAA Club, might command a 'green premium' for buyers seeking space and a quieter lifestyle, but could face a slight discount for those prioritizing immediate access to extensive urban amenities and public transport, which are approximately 20km away in Limerick City.
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.