106 old youghal road, dillons cross, st. lukes, co. cork, t23 x2v9
36 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 45m² · Terrace
Market Position
Priced Above Local Sales
At €195,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
36 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 €195,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
36 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 5.1% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
36
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 106 Old Youghal Rd, Dillons Cross, Cork, Cork | 2026-02-05 | 45m² | |
| 105 Old Youghal Rd, Dillon Cross, Cork, Cork | 2025-10-17 | 40m² |
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: Improving the E2 BER to a B2 rating could involve an investment of €8,000-€12,000, potentially increasing the property's market value by €15,000-€20,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Compact Living Niche: At 45m², this 2-bedroom, 1-bathroom terrace is considerably smaller than the typical 3-bedroom, 2-bathroom properties commonly sold in the 5km radius, catering to a specific niche market, likely first-time buyers or investors.
- Value-Add Potential: Despite its compact footprint and E2 BER, the property's modest asking price positions it as a significant value-add opportunity for buyers prepared to invest in energy efficiency upgrades and potentially optimize its configuration to align with local market preferences.
- Hypothesis: Given the strong local market and the property's unique small size, investing in a comprehensive energy efficiency overhaul (BER upgrade) combined with clever space utilization (e.g., open-plan living) could disproportionately increase its value and appeal to urban dwellers seeking compact, efficient living close to amenities, allowing it to punch above its weight in a market dominated by larger family homes.
Amenities
Excellent Connectivity: The property boasts excellent public transport links with Bus Éireann routes 207 and 208 directly serving Old Youghal Road, providing frequent access to Cork City Centre, and Kent Train Station is conveniently located within approximately 1km for regional rail connections.
Details
- Vibrant Local Lifestyle: Situated in a vibrant community, residents benefit from proximity to highly regarded educational institutions such as St. Luke's National School and Christian Brothers College (CBC), complemented by a lively local cafe and restaurant scene at St. Luke's Cross.
- Convenient Daily Access: Daily conveniences are well catered for with local shops and pharmacies at St. Luke's Cross, SuperValu at Blackpool Shopping Centre within a 2km drive, and access to healthcare services including the Mercy University Hospital approximately 1.5km away, all enhancing the area's strong walkability.
- Hypothesis: The exceptional blend of immediate transport access, established educational institutions, and a thriving local village atmosphere around St. Luke's Cross creates a unique, self-sufficient urban enclave within Cork City, likely sustaining demand and premium pricing for properties like this due to its lifestyle convenience and reduced reliance on personal vehicles.
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.