BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Semi-D · 3 bedActive listing
Oakville, Clanmaurice Avenue, North Circular Road, Limerick City, Co. Limerick
V94 ER2K · Limerick
Semi-D · 3 bed · 102.14 m² · BER D2
Asking price
€399,000
BuyerIQ value i
€352,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 13.4% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 2.4km over the last 10 months show a median of EUR 363,547 for similar 3-bed semi-ds. Our fair value estimate is EUR 352,435, which is 11.7% below the asking price of EUR 399,000. There may be room to negotiate.
44 days
On market
102.14 m²
Floor area
BER D2
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~13% above our €352k estimate; 1 red flag, 4 warnings before you bid.
Here's my honest read before you bid. The asking of €399,000 is about 13% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it 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 likely affects your buildings-insurance quote — graded a warning.
03A running-cost burden the asking price ignores — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €399,000
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 7 findings on this property.
FREE PREVIEW: 1 OF 7 FINDINGS
ⓘ WATCH
Active construction nearby
Cill Cais , Clanmaurice Avenue , North Circular Road Limerick — permission granted, build in progress, 20 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.
1 RED FLAG AND 4 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
One likely affects your buildings-insurance quote
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
A road-safety pattern on the local routes
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 6c Wellsley Court, Clancy Strand, Ennis Rd350 m · 2026-01 · 3 bed · 84 m² · match 89
€280,000
20 The Parc, Kyleglass, North Circular Rd1.3 km · 2025-10 · 3 bed · 97 m² · C3 · match 83
€307,500
29 Shanamore Park, Brookville Ave, Clareview1.6 km · 2026-02 · 4 bed · 101 m² · match 75
€362,500
🔒 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.
2 green flags on this property — free
10 comparable sales — strong evidenceNo bidding frenzy — normal market pace
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