Willowdale, Barnakyle, Patrickswell, Co. Limerick, V94 CX5Y
4 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 7 Bed · 3 Bath · 24515m² · Detached
Market Position
Below Typical Sale Prices
At €450,000, 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.
4 closed sales nearby · 32mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
32 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Mandelay, Breskamore, Clarina, Limerick | 2024-12-19 | 218m² | |
| 1 Friarstown Close, Ballycummin Village, Limerick, Limerick | 2023-08-18 | 253.7m² |
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: Upgrading the E1 BER rating to a C1 could cost an estimated €10,000-€15,000 and is projected to increase the property's value by €18,000-€25,000, representing a tangible investment opportunity.
Size vs. Value Disconnect: While the property boasts a substantial size of 24515.0m², its current estimated value of €503,001.62, when factoring in the 7 bedrooms and 3 bathrooms, suggests that the per-square-meter value of the land component might be disproportionately influencing the overall valuation rather than the habitable space.
Renovation Potential: The E1 BER rating indicates that significant insulation, heating system, and window upgrades are likely required, with estimated costs of €15,000-€20,000 to reach a more desirable B2 rating, which could enhance market appeal and reduce long-term energy expenses.
Hypothesis: The substantial land size of 24515.0m² for a 7-bedroom property suggests an atypical ratio of land to dwelling in the local context, potentially indicating that the property is more accurately valued as a plot with a large house rather than a standard family residence, and that its future value may be more tied to land use potential than current dwelling appeal.
Amenities
Limited Public Transport: Based on the rural location of Barnakyle, Cloghkeating, Co. Limerick, direct public transport options are likely scarce, with no specific bus routes, train stations, or Luas/DART stops mentioned as serving this immediate area, likely requiring reliance on private transport for most journeys.
Rural Amenity Access: Access to educational facilities like schools, healthcare such as hospitals or clinics, and retail outlets including supermarkets would likely require travel to a larger town or city, as specific amenities are not listed for this rural address.
Commuter Challenge: The absence of readily available public transport links suggests that commuting to major employment centres would be time-consuming and primarily reliant on private vehicle usage, impacting overall convenience for a potential buyer.
Hypothesis: The property's rural location, while offering potential for privacy and large grounds, significantly limits its appeal to a broad buyer pool that prioritizes easy access to amenities and public transport, suggesting that its marketability will be concentrated amongst buyers seeking a secluded lifestyle or with specific plans for the extensive landholding.
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.