BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 4 bedActive listing
312 City Campus, Lord Edward Street, Limerick, County Limerick
V94 X373 · Limerick
Apartment · 4 bed · 73.49 m² · BER B3
Asking price
€235,000
BuyerIQ value i
€214,000
Confidence Highi — 10 comparable sales support this estimate
△ PRICED 9.8% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 1.8km over the last 21 months show a median of EUR 241,440 for similar 4-bed apartments. Our fair value estimate is EUR 213,559, which is 9.1% below the asking price of EUR 235,000. There may be room to negotiate. Listed only 10 days ago — this market segment is moving fast, expect competition.
12 days
On market
73.49 m²
Floor area
BER B3
Energy rating
4 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
Unlock the full report for the 3 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~10% above our €214k estimate; 3 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €235,000 is about 10% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. There are 3 red flags here I wouldn't ignore — the full report names them and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a red flag.
02One is a structural risk pattern for this era and area — graded a red flag.
03A road-safety pattern on the local routes — graded a red flag.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €235,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 6 findings on this property.
FREE PREVIEW: 1 OF 6 FINDINGS
ⓘ WATCH
Active construction nearby
29-30 Lord Edward Street , Limerick — permission granted, build in progress, 170 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
3 RED FLAGS AND 1 WARNING TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
One is a structural risk pattern for this era and area
A road-safety pattern on the local routes
An amenity factor your solicitor won’t check
Who holds leverage in this negotiation
One-time payment. No subscription.
29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Apt 252 City Campus, Lord Edward Street, Limerick1.3 km · 2025-12 · 5 bed · 121 m² · C3 · match 79
€262,000
Apt 323 City Campus, Lord Edward Street, Limerick1.3 km · 2024-08 · match 76
€225,000
331 City Campus, Lord Edward Street, Limerick2025-08 · match 65
€230,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
20+ Irish government and industry sources.
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