11 Gleann Aras Gardens, Grenagh, Grenagh, Co. Cork, T23 Y49W
3 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 3 Bath · 90m² · Semi-D
Market Position
Priced Within Local Sold Range
At €280,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 27mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
27 months
Data Freshness
Most recent sale age
±20%
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Gleann Aras View, Grenagh, Cork, Cork | 2024-12-06 | 91m² | |
| 11 Gleann Aras View, Grenagh, Cork, Cork | 2024-01-22 | — |
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
BER Rating Advantage: With a C1 BER rating, this property offers moderate energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,500 for a G-rated property of similar size.
Upgrade Opportunity: Improving the BER from C1 to B2 could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000.
Space Efficiency: The 90sqm size with 3 bedrooms and 3 bathrooms indicates a functional layout for a family, though it is slightly below the 1km median sale price per sqm of €3,021 for properties in the area.
Hypothesis: Given the C1 BER, strategic investment in a heat pump and improved insulation could elevate the rating to A2, potentially saving €500-€700 annually in energy costs and significantly enhancing resale value in a market that increasingly prioritizes energy efficiency.
Amenities
Transport Connectivity: This area is served by Bus Éireann routes, offering connectivity to Cork City centre, although specific route numbers and Luas/DART access are not detailed in the provided data.
Local Facilities: Proximity to Grenagh village provides access to essential amenities including local shops, a post office, and potentially a national school, enhancing day-to-day convenience.
Healthcare Access: The nearest major hospital would likely be Cork University Hospital (CUH) or the Bon Secours Hospital, accessible by car or public transport routes serving Cork City.
Hypothesis: The location's 'outside Dublin' classification, combined with the lack of specific detailed public transport links like Luas or DART, suggests a reliance on private transport or potentially less frequent bus services, which could affect commuter appeal for those working in Cork City compared to more transit-oriented suburbs.
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.