Williamstown Lodge, Williamstown, Fedamore, Co. Limerick, V35 Y752
3 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 8 Bed · 5 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €695,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 31mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
31 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Fedamore House, Fedamore, Limerick, Limerick | 2026-01-28 | 22.8m² | |
| Glebe House, Ballyneety, Limerick, Limerick | 2023-10-19 | — |
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 Improvement Opportunity: Upgrading the D BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Elevated Running Costs: A D BER rating implies annual energy costs are estimated to be €1,800-€2,200, compared to €800-€1,200 for comparable B-rated properties.
Spacious Configuration: The property offers a generous 120.0m² of living space spread across 8 bedrooms and 5 bathrooms, providing ample room that may appeal to larger families or those seeking multi-generational living.
Hypothesis: Given the high number of bedrooms and bathrooms relative to its size, the property may have inefficient use of space, potentially impacting its perceived value per square meter compared to properties with more optimized layouts, and thus limiting the return on BER upgrades.
Amenities
Limited Direct Public Transport: The rural location in Fedamore, Co. Limerick, likely means limited direct access to major public transport hubs like Luas stops or DART stations; specific local bus route information is not provided.
Local Services Scarcity: Specific names of schools, hospitals, shopping centers, or restaurants in Fedamore are not detailed in the provided data, suggesting potential reliance on nearby towns for comprehensive amenities.
Low Density Neighborhood: With only 5 properties within a 1km radius, the immediate area suggests a low-density, potentially rural setting, which may translate to longer travel times for essential services and amenities.
Hypothesis: The property's rural setting in Fedamore, Co. Limerick, implies a strong reliance on private transport and potential challenges in accessing frequently serviced public transport, schools, and a diverse range of retail and leisure facilities, which may limit its appeal to a broader buyer demographic.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.