1 The Terrace, Cecilstown, Mallow, Cork, P51 X064
5 homes sold nearby. See what they went for — and what to bid on this one.
€120,000 · 2 Bed · 1 Bath · 93m² · Semi-D
Market Position
Below Typical Sale Prices
At €120,000, 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.
5 closed sales nearby · 19mo recency · Low 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 €120,000, 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 €6,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€6,000
That's what overbidding by just 5% on a €120,000 home costs you — before interest.
A €19 check before a €120,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €120,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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 · Low
5
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±19%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Finin, Main Street, Ballyclough, Cork | 2024-12-12 | 79m² | |
| 15 The Willows, Churchfield, Castlemagner, Cork | 2024-07-22 | 113m² |
Transactions within a 5.0km radius and 36-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
Significant BER Upgrade Needed: With an E2 BER rating, upgrading to a C3 would likely cost €7,000-€10,000, potentially increasing the property's value by €12,000-€18,000 and reducing annual energy costs by an estimated €600-€900 compared to its current state.
Details
- Compact Living Space: At 93m², the property offers a comfortable size, aligning with the median of 3 bedrooms and 2 bathrooms found in the 100km radius market, but its 2 bedrooms and 1 bathroom may limit its appeal to larger households.
- Potential for Value Enhancement: The stark difference between the asking price (€120,000) and the estimated value (€428,283) suggests that addressing the E2 BER rating and potentially reconfiguring the bathroom could unlock significant equity, turning a perceived liability into an asset.
- Hypothesis: Given the substantial gap between the asking price and estimated value, a strategic investment in energy efficiency upgrades to achieve at least a C3 BER rating, alongside a possible modern bathroom refurbishment, could see a return on investment of over 100% on the upgrade costs within 1-2 years due to increased market desirability and energy savings.
Amenities
Mallow Town Connectivity: The property is located in Cecilstown, Mallow, which is served by Mallow Train Station, offering direct links to Cork City and Tralee, and multiple Bus Éireann routes including the 230, 237, and 241, providing good regional connectivity.
Details
- Local Education and Healthcare: Nearby amenities include Mallow Primary School and Davis College Mallow, ensuring educational facilities, and Mallow General Hospital provides essential healthcare services within a short distance.
- Local Retail and Leisure: Residents have access to shops and supermarkets in Mallow town centre, such as SuperValu and Lidl, and local amenities like the Mallow Millennium Centre and River Blackwater walks offer lifestyle options.
- Hypothesis: While Mallow offers a solid base of amenities, the absence of any mention of specific Luas or DART services indicates a reliance on regional bus and rail, suggesting that properties closer to major urban centres with direct light rail access would command a higher premium, and this property's value will likely be capped by its provincial location unless significant local infrastructure investment occurs.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.