11 Woodland Villas, Alexandra Road, St. Lukes, Co. Cork, T23 KFN8
28 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 1 Bath · End of Terrace
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Market Position
At the Upper End of Local Sales
At €445,000, 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.
28 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €445,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
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 increased 8.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 70% 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
€445,000
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
28
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Mount Vernon Terrace, Military Hill, Cork City, Cork | 2026-01-06 | 88m² | |
| 1 St James Place, St Lukes, Ballyhooly Road, Cork | 2025-12-17 | 76m² |
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 Value: With a C3 BER rating, upgrading to a B2 rating is estimated to cost €8,000-€12,000 and could potentially increase the property's value by €15,000-€20,000, representing a strategic investment opportunity.
Energy Efficiency Savings: The C3 BER rating implies annual energy costs of approximately €1,500-€1,800, compared to €800-€1,200 for a comparable B-rated property, highlighting potential annual savings of €700-€1,000.
Space Optimization: This 120m² end-of-terrace property with 3 bedrooms and 1 bathroom offers a standard configuration, but the single bathroom may represent a value optimization opportunity for future buyers seeking modern convenience.
Hypothesis: Investing €8,000-€12,000 to upgrade the C3 BER rating to a B2 could unlock an additional €15,000-€20,000 in market value, and critically, reduce annual energy expenditure by €700-€1,000, making it a sound financial move in a market where energy efficiency is increasingly valued.
Amenities
Transport Hub: St. Luke's is well-served by bus routes including Bus Éireann routes 206 and 219, providing excellent connectivity to Cork City Centre and surrounding areas, with stops typically within a 5-minute walk.
Educational Nexus: The area benefits from proximity to reputable schools such as Presentation Brothers College (PBC) and Cork School of Music, alongside University College Cork (UCC) being a short bus or cycle ride away.
Local Conveniences: Residents have easy access to local amenities including The Glen Resource Centre and Community Gardens, alongside shopping facilities at nearby Wilton Shopping Centre, all within a 3km radius.
Hypothesis: The established public transport network, including routes 206 and 219, combined with the presence of both secondary schools like PBC and UCC within easy commuting distance, solidifies St. Luke's as a highly desirable location for families and young professionals, likely sustaining property values and demand.
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.