10 Windsor Cottages, Ballyhooly Road, St. Lukes, Co. Cork, T23 TC5R
24 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 1 Bath · 71m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 24 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
24 closed sales nearby · 12mo 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
24 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
24
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 St James Place, St Lukes, Ballyhooly Road, Cork | 2025-12-17 | 76m² | |
| 12 Mount Vernon Terrace, Military Hill, Cork City, Cork | 2026-01-06 | 88m² |
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
Significant BER Upgrade Needed: The G BER rating necessitates an estimated €8,000-€12,000 investment to improve insulation and heating systems to reach a C rating, which could increase the property's value by €15,000-€20,000.
Details
- Below-Average Size for Market: At 71.0m², this 2-bedroom property is smaller than the median 3-bedroom, 2-bathroom properties typical in the 100km radius market (median 3 beds, 2 baths), potentially limiting its appeal.
- Value Optimization Opportunity: Investing in a BER upgrade from G to a B2 rating could cost €8,000-€12,000, significantly reducing annual energy costs from an estimated €1,800-€2,200 for a G-rated property to €800-€1,200 for a B-rated property, while boosting resale value.
- Hypothesis: The G BER rating, combined with a 1-bathroom configuration in a market where the median is 2 bathrooms, indicates a significant configuration mismatch that will likely require further investment beyond basic BER upgrades to achieve comparable market values to other 2-bedroom properties within a 5km radius.
Amenities
Limited Direct Transport Links: While located in Co. Cork, specific public transport data like bus routes or train stations directly serving Ballyhooly Road, St. Lukes is not provided, suggesting potential reliance on private transport.
Details
- Local Services Proximity Unclear: Without specific data on nearby schools (e.g., St. Luke's National School), healthcare facilities (e.g., Cork University Hospital), or retail (e.g., Shandon Street shopping area), it's difficult to assess the convenience of daily life.
- Walkability Dependent on Local Infrastructure: The walkability of 10 Windsor Cottages is highly dependent on the immediate presence of footpaths and local amenities, which are not detailed in the provided data.
- Hypothesis: The property's location in St. Lukes, Co. Cork, suggests it likely benefits from the established infrastructure of Cork City, with potential access to Cork Kent train station and various bus routes serving the greater Cork area, but the lack of specific data means buyers will need to conduct detailed local checks on connectivity and amenity access.
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.