11 Bishopscourt Road, Bishopstown, Co. Cork, T12 NND2
16 homes sold nearby. See what they went for — and what to bid on this one.
€810,000 · 4 Bed · 2 Bath · 200m² · Detached
Market Position
Priced Within Local Sold Range
At €810,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €810,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €40,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €810,000, 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.
€40,500
That's what overbidding by just 5% on a €810,000 home costs you — before interest.
A €19 check before a €810,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 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.
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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 2.2% 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
16
Transactions Analysed
Within 1.5km
11 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Merlyn Lawn, Bishopstown, Cork, Cork | 2025-07-08 | 187.4m² | |
| Torwood, Bishopstown Ave, Model Farm Rd, Cork | 2025-03-04 | 133.6m² |
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 Improvement Potential: A C BER rating suggests moderate energy efficiency. Upgrading from C to B2 would likely cost €6,000-€10,000 but could increase property value by €10,000-€15,000 and reduce annual energy costs by approximately €300-€500 compared to its current rating.
Spacious Configuration: With 200m² spread across 4 bedrooms and 2 bathrooms, the property offers a good size-to-bedroom ratio, suggesting comfortable living space per occupant.
Value Optimization: The asking price is €74,161 lower than the estimated value, presenting an opportunity for buyers to negotiate closer to the estimated figure and potentially achieve a strong return on investment, especially if BER improvements are considered.
Hypothesis: Given the C BER rating and the property's substantial size, further investment in advanced insulation and heating systems, beyond typical upgrades, could elevate its BER to A-rated status, potentially commanding a premium of €30,000-€50,000 and significantly outperforming the current market's average C-rated detached properties in terms of desirability and long-term operational costs.
Amenities
Transport Connectivity: Bishopstown is well-served by multiple Cork City Centre bus routes, including the 202 and 205, providing direct access to the city centre and connecting to larger transport hubs.
Educational Hub: The area is a strong educational cluster, home to University College Cork (UCC), Cork Institute of Technology (now MTU), and numerous primary and secondary schools like Scoil Mhuire Gan Smál and Colaiste an Spioraid Naoimh.
Healthcare and Retail Access: Residents have excellent access to the Bons Secours Hospital and CUH (Cork University Hospital) within a short driving distance, alongside The Manor Retail Park and Wilton Shopping Centre for extensive retail and supermarket options.
Hypothesis: The concentration of high-performing educational institutions (UCC, MTU) and key healthcare facilities (Bons Secours, CUH) within close proximity, coupled with excellent bus connectivity to the city centre, creates a sustained demand driver for properties in Bishopstown, potentially leading to capital appreciation that outpaces areas with fewer essential services, even if local sales data within 1km shows temporary price variations.
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.