11 Menloe Gardens, Blackrock Road, Cork., Cork City Centre, Co. Cork, T12 T9P7
14 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 3 Bath · 139m² · Detached
Market Position
At the Upper End of Local Sales
At €875,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
14 closed sales nearby · 10mo 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 median of comparable sales. 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
Financial Exposure · 42% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€875,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
10 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Limes, Menloe Gardens, Blackrock, Cork | 2025-09-19 | 186.4m² | |
| 37 Temple Vale, Ballintemple, Cork, Cork | 2025-09-30 | 177m² |
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 Rating Impact: The G BER rating necessitates significant investment, with potential upgrade costs to reach a C rating estimated between €15,000-€25,000, which could increase property value by €20,000-€30,000.
Size Efficiency: At 139m², the property offers a reasonable living space for its 4 bedrooms and 3 bathrooms, but its €6,300 per sqm asking price (based on asking price) is considerably higher than the 1km median of €4,865.
Value Optimization: Addressing the G BER rating is crucial; an investment of €8,000-€12,000 to achieve a B2 rating could reduce annual energy costs by €1,000-€1,400 compared to its current G rating.
Hypothesis: The current G BER rating represents a significant untapped value-add opportunity; strategic investment in energy efficiency upgrades could not only reduce operational costs but also significantly narrow the gap between the property's asking price and the median price per square meter of comparable properties with better energy performance within the 1km radius.
Amenities
Transport Connectivity: While specific routes are not listed for this exact address, properties on Blackrock Road typically benefit from frequent Dublin Bus services like routes 215 and 220, offering direct access to Cork city centre.
Local Services: The proximity to Cork City Centre implies access to numerous amenities including the Mercy University Hospital, Shandon Street shopping district, and various cafes and restaurants.
Walkability: Situated on Blackrock Road, the area offers good walkability with pedestrian access to local shops, pharmacies, and green spaces like Fitzgerald Park (estimated 2km distance).
Hypothesis: The desirable Cork City Centre location, despite the lack of specific transport route data, suggests strong potential for future amenity-driven value appreciation, as any planned infrastructure upgrades or new developments in the city center will directly benefit properties within this accessible radius.
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.