Semi-Detached House · 3 bed · 121 m² · BER C2 · €440,000
A few things
Compiled independently from public records, cross-referenced against the original sale listing. We have no part in the sale of this property. This is an automated summary of public data and a computer-vision reading of the exterior — not a valuation or a survey.
On the market 13 daysPriced about right
A few things
“Grand, bar a few jobs.”
Normal for its age. Budget for the work and you are fine. We could only check 3 of 6 sources for this address, so treat this as provisional.
13 Plassey Ave, Corbally from the outside — condition & kerb appeal
An automated reading of Google Street View and satellite imagery at this address. It sees only the outside, and it is a machine's view — treat it as a prompt for your surveyor, not a substitute.
Street viewFrom above
Exterior read
This property is an attractive mid-20th-century semi-detached two-storey home featuring traditional rendered elevations, a pitched tiled roof with front gable detailing, and an attached ground-floor side garage. Situated on a mature suburban street with a generous rear garden, it represents a classic family home layout with strong scope for future expansion.
▲ What stands out
Dedicated off-street parking via a paved driveway along with an attached side garage for secure vehicle or workshop storage.
Upgraded modern uPVC double-glazed windows visible on the front facade, improving thermal performance and acoustic insulation.
Substantial rear garden plot visible on satellite imagery, providing private outdoor amenity space and mature greenery.
Strong extension and conversion potential, particularly above or into the side garage and into the rear garden (STPP).
Well-maintained external appearance with clean render, sound roof lines, and neat boundary wall structures.
▼ Watch for
Semi-detached configuration entails a shared party wall with the adjoining neighbor, which can lead to acoustic transfer.
Flat roof over the attached garage addition has a finite lifespan and requires ongoing monitoring for water pooling and membrane wear.
Prominent overhead utility cables crossing directly in front of the property detract from curb appeal.
High-level masonry chimneys will require periodic maintenance, repointing, and flashing inspections to prevent damp ingress.
Side garage build-out restricts open pedestrian side access directly to the rear garden.
02Price & comparables
What 13 Plassey Ave, Corbally costs, and how the price compares
Asking price
€440,000
Prior sale
Not on record
No earlier sale of this exact home on the Register
Our estimated real value
€428,000
Likely range €385,000 – €471,000
Built from recent sold prices on the Property Price Register (last 12 months, index-adjusted to today) and comparable homes currently for sale, compared on a € per m² basis for this home's 121 m². An estimate, not a formal valuation.
Asking price vs comparable homes Low confidence
Priced higherAbout rightPriced lower
Indicative range only — €385,000–€471,000.
We don't have enough comparable sales on this street or nearby to value this home independently, so this range is a wide sanity-check centred on the €440,000 asking price — not confirmed against the market. Estimates at this confidence land within 20% of the sale price about 34% of the time.
This compares the asking price only. It cannot see condition, interior, garden or aspect — a home priced low may need work. Use it to shortlist, not to decide. Our price model is typically within ~18%, so treat the range, not the midpoint, as the signal. Comparable data here is limited, so this is indicative.
Price trend — Mid-West
▲ 5%1 year
▲ 30%3 years
▲ 52%5 years
Change in the CSO Residential Property Price Index for Mid-West, to May 2026. A regional trend, not this exact home.
What it costs to own — about €1,856–€2,064/month
Mortgage€1,660–€1,86880–90% deposit · 3.9% · 30 yr
Measured at this address's small area, not the county — grouped into the environment around the home, the community, and getting around.
Environment
Flood risk
Minimal
This property is not within any mapped OPW flood extent (CFRAM, NIFM or NCFHM).
Broadband
Commercial
This property is in a commercial broadband area where high-speed broadband is already available from multiple providers (e.g., Eir, Virgin Media, SIRO, Vodafone). Fibre or cable broadband options are typically available.
Radon risk
Lower area
Limerick is not a designated High Radon Area — but any home can be affected. Radon maps to a 10 km grid, so check the exact address on the EPA radon map; a home test costs about €50.
Community & services
Liveability index
60/100
A blend of this report's own signals — safety, walkability, transport, broadband, affluence and flood. A rough summary; read the detail below.
Affluence
Marginally above average
Pobal Deprivation Index for ABBEY A, 6.0 vs a national average of 0.
Schools within reach
3 primary
3 secondary. Scoil Íde, St. Patricks' Boy's N.S.. Catchment is a separate question.
Healthcare nearby
5 GPs
5 pharmacies within reach.
Recorded crime
Corbally
The Garda division this address falls in — we couldn't compute a comparable safety score for it.
Each finding is drawn from a named public dataset and checked at this property's exact location, not the estate or the town.
Worth knowing€5.5k–€17k
BER C2 — reasonable, short of the green-rate threshold
Comfortable enough, but under the B3 most lenders want for a green mortgage discount. The discount is modest (roughly 0.1–0.35 points) but the comfort gain is real.
Do this Ask what would get it to B3 and price that against the rate saving.
SEAI BER register · Net of SEAI grants. Gross before grants roughly €10k–€24k.
05Energy & upgrade
BER C2 — running costs and the upgrade to a green rating
Personalised to this property. Everything in this section is worked out from this home’s own BER of C2, as published on its Building Energy Rating certificate, and its actual floor area of 121 m² — not an area average, and not a typical-home estimate.
ABCC2DEFG
This home is rated C2. Comfortable enough, but under the B3 most lenders want for a green mortgage discount. The discount is modest (roughly 0.1–0.35 points) but the comfort gain is real.
Home energy upgrade — to a B2 (green-mortgage) rating
Indicative measures and costs to bring this 121 m² home to a B2 (green-mortgage) rating, using current SEAI grant amounts. Contractor-dependent — a guide for budgeting, not a quote.
Net cost after grants
€5,350
SEAI grants available
−€4,000
Target rating
B2
Measure
What it does
Cost
SEAI grant
Net
Attic top-up insulation
Brings attic insulation up to current standard
€1,650
−€1,500
€150
Heating controls
Zoning and timers cut waste (fully grant-funded)
€700
−€700
€0
Solar PV panels
Generates your own electricity, cutting bills
€7,000
−€1,800
€5,200
Total after grants
€9,350
−€4,000
€5,350
Reaching a B2 rating unlocks green-mortgage rates (roughly 0.2–0.5% lower) and lifts resale value. SEAI grants shown at current rates; costs vary by contractor and a technical survey. You can apply through SEAI's One Stop Shop scheme.
06Aspect
NW-facing garden — aspect & light
NW-facing rear garden
Limited - Garden may be shaded for much of the day. Derived from the building's orientation on the map.
2 things we could not check
Nearby planning applications could not be checked.
Water quality for the nearest monitored body could not be confirmed.
07Before you sign
Your pre-contract checklist
19 items, 10 of them must-do, tailored to what we found here. Budget roughly €3.6k–€7.7k for the paid ones.
S
Get your surveyor to
3 items
Commission a pre-purchase survey from a chartered building surveyormust · €500–€1.1k
The most important spend before you sign, and the only thing that examines the actual fabric of the building. Nothing in an online report replaces it.
Get defective concrete block (mica/pyrite) testingmust · €500–€1.5k
County Limerick is a designated county. Lenders generally require certification, and without it the house may be unsellable.
Get a SEAI Home Energy Assessment and a retrofit quoteshould · €180–€300
Turns a vague "needs work" into a real number you can bid against.
§
Get your solicitor to
4 items
Instruct a solicitor for title, planning and local authority searchesmust · €2.2k–€4.5k
Confirms the seller owns what they are selling and that everything built has permission.
Get Certificates of Compliance with planning and Building Regulations for any extension or attic conversionmust
Unauthorised work can block your mortgage and becomes your problem the day you close.
Check the Local Property Tax band is correctly declared and paid upmust
An under-declared band follows the property to you, not the seller.
Confirm the boundaries on the title map match what you were shownshould
Boundary disputes are slow, expensive and surprisingly common.
?
Ask the seller or agent
4 items
Ask for the BER certificate and the advisory report that goes with itmust
The advisory report lists the specific upgrades recommended for this house.
Ask why they are selling and how long they have owned itmust
Free, and it tells you more about the property and your negotiating room than any document.
Check the BER certificate has not expiredshould
A BER lasts ten years. An expired cert will not support a green mortgage rate application.
Ask whether the property has ever flooded, and about any insurance refusalsshould
A seller need not volunteer problems, but must not misrepresent when asked. So ask, in writing, through your solicitor.
👁
Do this on your viewing
5 items
View a second time at a different time of daymust
Traffic, noise, parking and light all change. Most buyers only ever see a house once.
Look for Japanese knotweed in the garden and along boundariesshould
It is a genuine mortgage blocker in Ireland, and treatment runs for several years.
Run every tap, flush every toilet, open every windowshould
Water pressure, drainage and rotten frames are expensive and easy to miss in a ten-minute viewing.
Get into the attic and look under the stairsshould
Insulation depth, damp and the age of the wiring are all visible where nobody looks.
Do a radon test if you buy, or ask if one has been doneworth it · €30–€50
Ireland is a European radon hotspot. Testing is cheap and remediation is usually straightforward.
€
Sort with your lender or broker
3 items
Confirm your approval covers this specific property and pricemust · €150–€200
Approval in principle is not a loan offer. The lender still has to value and approve this house.
Budget for stamp duty and check what other costs land at closingmust
Stamp duty is 1% up to €1m, 2% between €1m and €1.5m, and 6% above that. It is the largest cost buyers forget, and on a new build it is charged on the price excluding VAT.
Ask your broker what the rate would be at B3, and about the Home Energy Upgrade Loanworth it
The green discount plus a low-rate upgrade loan can cover a good share of the work.
Financing
What can you borrow for this house?
We compare live rates from ten Irish lenders, including the green rates a B3 or better unlocks. See what this home would cost you each month.
13 Plassey Ave, Corbally is for sale at an asking price of €440,000.
Is 13 Plassey Ave, Corbally at risk of flooding?
This property is not within any mapped OPW flood extent (CFRAM, NIFM or NCFHM).
What is the BER of 13 Plassey Ave, Corbally?
The listing gives a BER of C2.
What condition is 13 Plassey Ave, Corbally in?
This property is an attractive mid-20th-century semi-detached two-storey home featuring traditional rendered elevations, a pitched tiled roof with front gable detailing, and an attached ground-floor side garage. Situated on a mature suburban street with a…
What should I check before bidding on 13 Plassey Ave, Corbally?
10 items are marked must-do, including a pre-purchase survey and your solicitor's searches. Budget roughly €3.6k–€7.7k for due diligence.
