12 Main Street, Passage West, Co. Cork, T12 WV8K
10 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 4 Bed · 2 Bath · 103m² · Terrace
Market Position
Below Typical Sale Prices
At €220,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 12mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
12 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Sirius Heights, Church Hill, Passage West, Cork | 2025-04-17 | 163m² | |
| 9 Lucia Place, Passage West, Cork, Cork | 2025-09-19 | 80m² |
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 Opportunity: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Spacious Living: With 103m² and 4 bedrooms, this property offers a generous size for its type, exceeding the median of 3 bedrooms within 100km, providing ample living space.
- Value Optimization Potential: While the BER is C2, targeted energy efficiency upgrades could significantly improve annual energy costs, which are estimated to be €1,800-€2,200 for a D-rated property of this size, compared to €1,500-€1,900 for this C2-rated property.
- Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value enhancement; future buyers are increasingly factoring BER into their purchasing decisions, and investing in insulation and heating upgrades could not only reduce running costs but also provide a demonstrable uplift in resale value, potentially closing the gap with higher-rated properties in the local market.
Amenities
Transport Connectivity: The property is well-served by multiple bus routes including 215, 220, and 226, connecting to Cork City Centre and surrounding areas, with the nearest train station being Passage West train station (1km).
Details
- Local Conveniences: Residents have access to essential services including SuperValu Passage West (500m), St. John's Boys' National School (700m), and Cork University Hospital (10km), offering convenience for daily needs and healthcare.
- Walkability & Recreation: The property is situated within walking distance of Passage West's waterfront promenade, providing pleasant walking routes, alongside amenities like The Cherry Tree restaurant and fitness facilities at Passage West GAA Club (1.5km).
- Hypothesis: The strategic location of Passage West, benefiting from its coastal setting and expanding transport links to Cork City (e.g., improved bus frequency on routes 215/220, potential for future DART expansion), coupled with a growing number of cafes and restaurants, positions it as an increasingly attractive commuter town, likely to see sustained demand and price growth driven by its lifestyle appeal and connectivity advantages.
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.