21 Willow Crescent, Riverbank, Annacotty, County LimerickV94A2V9
€340,000
3 Bed~3 Bath~BER D1
What you'll like:
- Generous three storey layout: The property spans three well proportioned levels, offering exceptional spatial separation and flexibility that suits growing families, professionals, or investors looking for high rental appeal.
- Dual en suite bedrooms: Having two generously sized bedrooms with private en suite bathrooms provides fantastic convenience and privacy for family members or visiting guests, reducing morning congestion.
- Bright open living space: The main living and dining area features a large bay window and a charming feature fireplace, creating a warm, sunlit environment ideal for daily relaxation and entertaining.
- Practical kitchen island: The kitchen is equipped with a functional centre island and direct patio access to the rear garden, making casual dining and indoor outdoor hosting effortless.
- Dedicated utility room: A separate utility room with direct outdoor access provides a practical space for laundry and muddy gear, keeping the main kitchen clutter-free and organized.
- Private rear garden: The enclosed private rear garden provides a safe outdoor space for children or pets, complemented by convenient side pedestrian access via a secure side gate.
- Off street parking available: The inclusion of off-street parking removes daily hassles of securing a street space and offers added security for vehicles right outside your front door.
- Prime suburban location: Situated within easy reach of Annacotty and Castletroy, residents enjoy immediate access to a vibrant community with thriving local shops, cafés, and restaurants.
- Proximity to major employment: The short distance to Plassey Technological Park makes this an exceptional home for professionals wanting a minimal commute to major regional employers.
- Educational convenience: A wide selection of reputable primary and secondary schools are located nearby, ensuring families have excellent educational options for children of all ages.
- University proximity: The close proximity to the University of Limerick enhances the long term investment potential of the property, appealing strongly to academic staff or student renters.
- Abundant recreational options: Residents can easily enjoy local sporting amenities including Castletroy Golf Club, rugby clubs, and soccer grounds, supporting an active and healthy lifestyle.
- Scenic outdoor walks: The nearby river walks and local Greenway provide wonderful opportunities for weekend cycling and leisurely strolls right on your doorstep.
- Excellent commuter links: The property provides swift and easy access to the nearby motorway network, facilitating straightforward travel to Dublin, Galway, or Shannon Airport.
- Public transport access: With public transport services positioned right at your doorstep, commuting without a car into Limerick city centre is remarkably straightforward.
- Sensible price positioning: The current asking price of 340000 euros represents a realistic entry point for this popular residential area, especially given the expansive multi-level floor plan.
- Stable asking history: The tracked pricing shows a stable asking history without erratic fluctuations, suggesting a motivated vendor and a realistic initial valuation in the market.
- Double glazed windows: Fitted with double-glazed uPVC windows throughout, the home benefits from enhanced acoustic insulation and better retention of interior heat during colder months.
- Integrated alarm point: The entrance hallway features an existing security alarm point, providing buyers with a straightforward foundation for immediate home security upgrades.
- Turnkey presentation: Described as being presented in excellent condition throughout, the property allows buyers to move in quickly without undertaking extensive immediate cosmetic renovations.
But keep in mind:
- Suboptimal D1 BER rating: The current D1 energy rating indicates poor thermal efficiency, meaning buyers should budget for significant insulation and heating upgrades to reduce high energy bills.
- Missing floor area figure: The listing fails to provide the exact overall floor area in square meters, requiring buyers to verify room dimensions independently during a physical viewing.
- Unknown property construction type: The structural type is omitted from the details, so buyers must instruct their surveyor to verify external wall construction and cavity insulation standards.
- Untested heating and appliances: The agents explicitly state that all heating apparatus, fixtures, and fittings are untested, requiring buyers to commission independent professional inspections before purchase.
- Potential pump shower maintenance: The presence of pump showers in multiple en suites means buyers should check their operational noise and water pressure longevity during surveys.
- Laminate flooring wear risks: Extensive use of laminate flooring in high-moisture areas like the kitchen requires close inspection for swelling, water damage, or premature wear and tear.
- Carpet replacement costs: Several large bedrooms feature carpet flooring, which may require professional deep cleaning or full replacement depending on previous wear and tear.
- Steep three storey layout: Living across three distinct floors involves frequent stair climbing, which might prove challenging for toddlers, elderly family members, or individuals with mobility issues.
- Limited ground floor storage: Aside from a pantry store room off the kitchen, storage options on the main living level appear modest and require careful organizational planning.
- Compact utility dimensions: Measuring roughly two meters by one meter, the utility room is quite tight and may not accommodate both a side by side washer and dryer.
- Bathroom sizing constraints: The main bathroom measures around 2.2 by 2.2 meters, which offers functional space but leaves little room for luxury fixtures like a separate walk-in shower.
- En suite spatial limits: The en suite bathrooms are relatively compact, meaning future renovations to upgrade sanitary ware could involve tight spatial reconfiguration challenges.
- Potential traffic noise: Being situated in a popular suburban development near major commercial hubs may expose the immediate area to higher volume commuter traffic during peak hours.
- Management or service fees: Buyers should verify through their legal representative whether the development has any active residents association, estate management companies, or annual service charges.
- Boundary verification needed: Solicitors must carefully check title deeds to confirm exact property boundaries, particularly regarding the shared access or upkeep of the side pedestrian gate.
- Lack of structural warranties: As an established second-hand home, there are no builder structural warranties remaining, placing full financial responsibility for any latent defects on the buyer.
- Future retrofit capital outlay: Achieving a modern B-rating from the current D1 status will require substantial financial investment in heat pumps, solar panels, or external wall insulation.
- Ventilation and damp checks: Buyers should carefully inspect multi-level bathrooms and utility spaces for adequate mechanical extraction to prevent condensation and potential mold issues.
- Negotiation margin uncertainty: While the asking price is steady, local demand in Annacotty can fluctuate, so buyers should research recent comparable closed sales to avoid overpaying.
- Unverified parking allocation: The exact legal status and ownership boundaries of the off-street parking spaces should be confirmed by your solicitor to prevent future parking disputes.
Price positioning
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- The asking price appears modestly undervalued when benchmarking against recent transaction records on the same street, which have consistently achieved higher figures over the past year.
- Valuation signals indicate strong local demand and upward pricing momentum, evidenced by multiple nearby properties trading above the current listing figure during recent months.
- Potential factors supporting such a price include a strategy to generate competitive bidding interest, whereas the D1 energy rating could potentially undermine higher valuation expectations due to future retrofit costs.
- Additional relevant observations include the property's generous three-floor layout and desirable location near major employment and educational hubs, providing strong fundamentals that justify robust market interest.
Build Analysis
What we know from similar construction types
- The property is a three-storey home featuring three bedrooms and three bathrooms, with a multi-level layout that spans multiple floors.
- Gas-fired central heating and double-glazed uPVC windows are installed, but a buyer should verify the condition and efficiency of the heating system given the D1 BER rating.
- The listing does not specify the exact floor area, so a buyer should commission a professional survey to confirm dimensions, boundary lines, and compliance with local planning regulations.
- Given the multi-storey construction, a surveyor should inspect for proper ventilation, insulation levels, and any potential damp or moisture issues typical in properties of this layout.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 35,000 to EUR 50,000.
- Reasoning: The property has a D1 BER rating, indicating poor energy efficiency and significant heat loss. Achieving a B2 rating or higher would likely require upgrading the attic and wall insulation, replacing the existing boiler with a renewable heating system such as a heat pump, installing high-performance double or triple glazing, and improving airtightness and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,600 euro to 2,000 euro.
- Explanation: Given the D1 BER rating and gas-fired central heating for a three-story property of this size, energy consumption is likely to be higher than average, meaning heating costs should be verified by the buyer.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential and suburban setting in Annacotty, appearing largely removed from major industrial plants or modern heavy waste facilities.
- Any historical or localized industrial concerns in the wider Limerick and Plassey areas should be independently verified by prospective buyers.
Flood Safe
7/10Water overflow reports to follow up
- While the development benefits from proximity to local river walks, buyers should investigate official flood maps to check for any potential risks associated with nearby watercourses.
- There are no prominent local reports indicating a high frequency of flooding at this specific residential address, though standard environmental due diligence is advised.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
26 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €363,000.00
19 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €350,000.00
11 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €363,000.00
8 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €337,000.00
35 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €318,000.00
Recent sales in the wider Riverbank area
13 NEWTOWN MEWS, ANNACOTTY, LIMERICK
- Sale date
- Declared sale price
- €330,000.00
154 BLOOMFIELD, ANNACOTTY, LIMERICK
- Sale date
- Declared sale price
- €395,000.00
1 ELM VALE, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €386,000.00
11 ELM DRIVE, BLOOMFIELD, ANNACOTTY
- Sale date
- Declared sale price
- €467,000.00
10 CASTLEMARA, ANNACOTTY, LIMERICK
- Sale date
- Declared sale price
- €442,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
21 WILLOW CRESCENT, RIVERBANK, ANNACOTTY
- Sale date
- Declared sale price
- €240,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,400 — 1% of €340,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 euro to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 350 euro to 650 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents in the Annacotty and Castletroy areas frequently discuss the convenience of local amenities, noting easy access to the Plassey Technological Park and the University of Limerick.
- Community forums often highlight local sporting infrastructure, including nearby clubs such as Castletroy Golf Club and Aisling Annacotty FC, as a major positive for families.
- Transport discussions frequently center around the proximity to the nearby motorway and the availability of public transport links right on the doorstep.
- Local groups regularly share updates regarding the scenic river walks and the greenway, which are popular recreational features for residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three generously proportioned bedrooms and a private rear garden, making it very suitable for young families. There is a wide selection of primary schools nearby in Annacotty and Castletroy.
- Teenagers8/10
With three floors of accommodation and multiple en suite bedrooms, teenagers will appreciate the space and independence. Secondary schools and local sporting clubs are easily accessible.
- Multi-generational Living5/10
The multi-level layout across three floors offers good separation of space, but stairs may be a consideration for older family members depending on mobility.
- Single Buyers8/10
This home offers an attainable entry point at €340,000 for single professionals looking for a well-connected suburban base near Plassey Technological Park and local amenities.
- Couples9/10
An excellent layout for couples wanting extra room for a home office, guests, or future planning, situated in a popular residential development with good local dining and social options.
- Empty Nesters6/10
While manageable, the three-storey layout means navigating multiple flights of stairs daily, which might be less appealing for buyers looking to downsize long-term.
- Retirees5/10
The three-storey configuration and D1 BER rating may require future energy upgrades and involves regular stair use, though local healthcare and community amenities are close by.
Work
3 areas- Remote Working8/10
The spacious multi-level layout provides flexible spaces that can easily accommodate a dedicated home office setup.
- Hybrid Commuting8/10
Easy access to the nearby motorway and public transport at the doorstep makes hybrid commuting practical.
- Retired5/10
Convenient for retirees seeking proximity to local services, though the three-storey layout should be considered for long-term mobility.
Practical
8 areas- Ageing in Place4/10
The three-storey configuration with multiple stairs may pose challenges for ageing in place without future modifications.
- Low Maintenance7/10
Double-glazed uPVC windows, gas fired central heating, and off-street parking contribute to manageable upkeep.
- Secure Gated Entry3/10
The property features an alarm point and off-street parking, but does not have a secure gated entry system.
- Minimalist Design6/10
Bright and well-proportioned accommodation provides a neutral canvas, though the layout is traditional rather than strictly minimalist.
- Flexible Floor Plans8/10
A versatile three-bedroom layout spread across three floors with en suite options allows for flexible living arrangements.
- Heritage Home1/10
This is a modern development home rather than a period or heritage property.
- Ecological Setup5/10
The property has a D1 BER rating, indicating that energy efficiency could be improved through upgrades by the buyer.
- Outdoor areas7/10
Benefits from a private rear garden with side pedestrian access via a side gate and off-street parking at the front.
Interests
9 areas- Gardening6/10
Features a private rear garden with side pedestrian access via a side gate, offering a manageable space for keen gardeners.
- Walking8/10
Proximity to nearby river walks and the Greenway provides excellent opportunities for regular walking.
- Gym7/10
Local sporting and recreational amenities in Annacotty and Castletroy offer various fitness options.
- Cycling8/10
The nearby Greenway and local routes provide great tracks for cycling enthusiasts.
- Golf9/10
Castletroy Golf Club is located nearby, making this an ideal location for golf players.
- Fishing6/10
Proximity to local river amenities offers potential spots for fishing enthusiasts to explore.
- Horse Riding5/10
While not directly adjacent to equestrian centers, the wider County Limerick area provides access to riding facilities.
- Water Sports4/10
Access to water sports is limited given the inland location, though local river paths are nearby.
- Entertaining8/10
The open plan or well-proportioned living/dining room connecting to the kitchen and rear garden patio door makes hosting guests straightforward.
Lifestyle
5 areas- Coastal Living1/10
The property is located inland in County Limerick and has no proximity to coastal areas.
- Quiet Living7/10
Situated in the established Riverbank development, the location offers a primarily residential feel while remaining connected to local conveniences.
- Rural Living2/10
This is a suburban housing development rather than a rural setting, though nearby river walks provide natural green spaces.
- Village Living8/10
Annacotty and Castletroy offer a strong community feel with local shops, cafés, and restaurants within easy reach of the property.
- Urban Living6/10
Provides convenient access to Plassey Technological Park and Limerick city amenities, combined with suburban neighborhood living.
Social
6 areas- Community Involvement8/10
Active local clubs such as UL Bohemian RFC, Aisling Annacotty FC, and Monaleen GAA Club foster strong community ties.
- Café Culture7/10
Annacotty and Castletroy provide a good selection of local cafés and restaurants for social gatherings.
- Nightlife5/10
Nightlife options are more locally focused in Annacotty, with a wider variety available closer to Limerick city.
- Health/Wellness groups7/10
Local sports clubs and community facilities support various health, fitness, and wellness activities.
- Networking Opportunities7/10
Proximity to the University of Limerick and Plassey Technological Park offers strong professional networking potential.
- Tech-Hub Connectivity8/10
Being right next to Plassey Technological Park ensures excellent connectivity for tech and corporate professionals.
Listing information
- Agent
- GVM Auctioneers - Limerick
- Phone
- 061 413 522
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-68D948HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.