1 ardcarrig, kinsale, co. cork, p17 fk46
11 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 4 Bath · 250m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 9mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €975,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Harbour Heights, Kinsale, Cork, Cork | 2025-07-01 | 152m² | |
| 2 Harbour Heights, Kinsale, Cork, Cork | 2025-10-02 | 125m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Energy Efficiency: With an excellent B1 BER rating, this property boasts high energy efficiency, potentially resulting in annual energy cost savings of €1,000-€1,400 compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 annually.
Generous Proportions: At 250m² with 4 bedrooms and 4 bathrooms, this detached property is significantly larger and better appointed than the median 3.5-bedroom, 2.5-bathroom homes in the 5km radius, indicating a luxury-tier offering.
Optimal Condition: Its B1 BER rating suggests the property is in excellent energy-efficient condition, minimizing immediate renovation needs and positioning it favorably against a market where 100% of BER ratings for nearby sales were recorded as 'unknown', implying many older, less efficient homes.
Hypothesis: The superior BER rating and spacious configuration of this property, in a market where many property BERs are undisclosed or lower, suggests it's positioned to attract discerning buyers prioritising long-term energy savings and modern comfort, potentially justifying a premium that is less sensitive to median market prices.
Amenities
Local Connectivity: Kinsale is primarily served by Bus Éireann Route 226, providing essential links to Cork City Centre, with various stops located approximately 1-2km from Ardcarrig within Kinsale town, facilitating regional travel.
Lifestyle Hub: Kinsale offers exceptional lifestyle amenities, including renowned restaurants like Fishy Fishy and Man Friday, access to Kinsale Community School and St. Multose National School within a 3km radius, and historical sites such as Charles Fort, providing a vibrant community.
Pedestrian Access: While Ardcarrig itself is a residential area, the vibrant Kinsale town centre, with its array of local services, artisan shops, and scenic walking routes like the Scilly Walk, is largely accessible via a pleasant 2-3km walk, offering convenience without being in the busiest part of town.
Hypothesis: The premium on properties like this in Ardcarrig reflects Kinsale's reputation as a self-contained, high-quality lifestyle destination, where the absence of extensive public transport infrastructure (like train/Luas) is offset by a desirable coastal environment, strong local amenities, and a highly sought-after community appeal for those prioritising quality of life over urban transit.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.