10 The Grove, Shanakiel, Cork, T23 W1CV
9 homes sold nearby. See what they went for — and what to bid on this one.
€765,000 · 5 Bed · 3 Bath · 192m² · Detached
Market Position
Priced Within Local Sold Range
At €765,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 1.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 8mo 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 €765,000, 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 €38,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €765,000, 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.
€38,250
That's what overbidding by just 5% on a €765,000 home costs you — before interest.
A €19 check before a €765,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €765,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
9
Transactions Analysed
Within 1.5km
8 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Watertower House, Shanakiel Rd, Cork, Cork | 2025-06-25 | 294m² | |
| Highwood, 13 Ashboro, Shanakiel, Cork | 2025-01-22 | 172m² |
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
BER Upgrade Opportunity: With a D2 BER rating, upgrading to a B2 would likely cost €8,000-€12,000 but could increase the property value by €15,000-€20,000, representing a sound investment.
Details
- Generous Size: The property's 192.0m² size is substantial, fitting the 'Very Large' category, which is generally well-received, especially in areas with comparable large detached homes.
- Value Optimization Potential: The D2 BER rating suggests potential for significant annual energy cost savings of €1,000-€1,400 if upgraded to an A or B rating, compared to the estimated €1,800-€2,200 for the current rating.
- Hypothesis: The D2 BER rating presents a clear opportunity for value enhancement through energy efficiency upgrades; the significant gap between current energy costs and those of higher-rated properties, combined with the property's generous size, positions it as a candidate for renovation-led value appreciation if targeted effectively.
Amenities
Connectivity Hub: While specific routes are not listed for Shanakiel, Cork city centre is generally served by multiple Cork City Council bus routes, and Cork Kent Station provides national rail links.
Details
- Local Services Proximity: The property is located in Shanakiel, Cork, an area that typically offers access to local schools like Scoil Mhuire Gan Smál and retail facilities such as Supervalu Tangent.
- Lifestyle and Healthcare: Residents can access amenities like Fitzgerald's Park for recreation and University College Cork (UCC) is within proximity, along with Cork University Hospital for healthcare needs.
- Hypothesis: The Shanakiel area's established residential nature, combined with its proximity to Cork city's comprehensive transport network and university facilities, suggests a stable demand base driven by its blend of convenience and quality of life, with potential for value growth tied to ongoing urban development and public transport enhancements.
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.