BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Detached House · 4 bedActive listing
'Erada' Rineroe, Adare, Limerick
V94 X62F · Limerick
Detached House · 4 bed · 149 m² · BER D1
Asking price
€665,000
BuyerIQ value i
€582,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 14.3% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 14.3km show a median of EUR 593,787 for similar 4-bed detached houses, while the asking price is EUR 665,000 (12.5% above our fair value estimate of EUR 582,146). We recommend caution and strong negotiation.
30 days
On market
149 m²
Floor area
BER D1
Energy rating
4 bed
Bedrooms
This is a preview — 3 of 20 sections are open19%
Unlock the full report for the 2 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~14% above our €582k estimate; 2 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €665,000 is about 14% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 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.
02An amenity factor your solicitor won’t check — graded a red flag.
03A running-cost burden the asking price ignores — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €665,000
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 4 findings on this property.
FREE PREVIEW: 1 OF 4 FINDINGS
ⓘ WATCH
30 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
2 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
An amenity factor your solicitor won’t check
A running-cost burden the asking price ignores
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
The Orchard, Breska, Clarina6.0 km · 2026-05 · 4 bed · 132 m² · E2 · match 85
€530,000
4 The Oaks, Blackabbey Road, Adare2.5 km · 2025-11 · 4 bed · 144 m² · G · match 67
€515,000
17 The Oval, Gouldavoher, Father Russell Rd10.2 km · 2025-12 · 4 bed · 146 m² · D2 · match 66
€490,000
🔒 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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