1 Gort Aoibhinn, Upper Cork Hill, Youghal, Co. Cork, P36 V820
10 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 4 Bed · 3 Bath · 119m² · Detached
Market Position
Priced Within Local Sold Range
At €360,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with 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
10
Transactions Analysed
Within 3.0km
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Gort Aoibhinn, Corkhill, Youghal, Cork | 2025-08-22 | 104m² | |
| 6 Gort Aoibheann, Youghal, Cork, Cork | 2025-04-14 | 120m² |
Transactions within a 3.0km 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
BER Rating Investment Opportunity: Upgrading the C2 BER rating to a B2 would likely cost between €6,000 and €9,000, but could increase the property's value by €10,000-€15,000 based on typical energy efficiency premiums.
Size and Configuration: At 119m², this 4-bedroom, 3-bathroom detached property is well-sized for families and aligns with the 4+ bedroom category, offering good space.
Value Optimization Potential: The €37,765 difference between the estimated value and the asking price presents an opportunity to optimize the property's financial return by adjusting the price or undertaking targeted upgrades.
Hypothesis: Given the C2 BER rating and the strong performance of the wider market, investing €6,000-€9,000 in energy efficiency upgrades to achieve a B1/A3 rating could unlock a further 5-7% increase in market appeal and value, particularly if the property's energy costs can be reduced by an estimated €800-€1,200 annually compared to D-rated homes in the vicinity.
Amenities
Connectivity Limitations: As a property in Youghal, Co. Cork, direct access to Dublin's Luas, DART, or specific Dublin Bus routes is non-existent; transport relies on local bus services and private vehicles for wider connectivity.
Local Services: Youghal offers essential amenities including supermarkets like Tesco and Lidl, St. Mary's National School, and Mercy Hospital Cork is accessible within a reasonable drive.
Family & Lifestyle Amenities: The area provides access to local parks such as The Glen Nature Reserve and a range of restaurants and cafes within Youghal town centre, supporting a balanced lifestyle.
Hypothesis: The absence of direct public transport links to major urban centres like Cork City or Dublin, indicated by the 'Outside Dublin' classification, positions this property as primarily for those seeking a more rural or coastal lifestyle, suggesting that its future value appreciation may be more tied to local infrastructure development and regional tourism than commuter-driven demand.
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.