1 Bishops Gate, Watergrasshill, Co. Cork, T56 V566
8 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 5 Bed · 3 Bath · 191m² · Detached
Market Position
Below Typical Sale Prices
At €550,000, 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.
8 closed sales nearby · 10mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
These signals interact — full analysis in report.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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
8
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±16%
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Bishopsgate, Watergrasshill, Cork, Cork | 2024-12-09 | 195m² | |
| 2 Killard Place, Mitchellsfort, Watergrasshill, Cork | 2025-10-13 | 180m² |
Transactions within a 3.0km radius and 24-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
BER B3 Efficiency: The B3 BER rating indicates reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,300-€1,700, which is better than average D or E rated homes but could be improved.
Significant Size Advantage: At 191m², this detached property is considerably larger than the median 3-bedroom homes (likely smaller sqm) sold within 100km (median 3 beds), offering ample living space for families.
Value Optimization: Upgrading from a B3 BER to a B2 could cost an estimated €1,500-€2,500 and potentially increase the property's value by €3,000-€5,000, offering a modest return on investment.
Hypothesis: While the B3 BER is decent, the significant size of this property, combined with a relatively high asking price, means that even minor BER improvements could unlock a noticeable value uplift, especially if the immediate comparable sales (within 5km) also feature higher BER ratings.
Amenities
Transport Connectivity: Watergrasshill is served by Bus Éireann routes 245 and 249, offering links to Cork City Centre and surrounding towns, though direct Luas or DART access is absent.
Local Educational Facilities: The area is supported by Watergrasshill National School and Coláiste an Spioraid Naoimh for secondary education, providing accessible schooling options for families.
Retail and Healthcare Access: Residents have access to local shops in Watergrasshill village and a wider range of retail, including supermarkets like Dunnes Stores, and healthcare services at the Cork University Hospital, approximately a 25-minute drive away.
Hypothesis: The limited public transport directly serving Watergrasshill and its distance from major urban hubs like Cork City (requiring bus travel) suggests that the property's appeal is strongest to those prioritizing a quieter, semi-rural lifestyle, or those who primarily rely on private transport, which may explain the current pricing strategy compared to more urban-centric properties.
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.