12 Oak Avenue, Classes Lake, Ovens, Co. Cork, P31 K281
15 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 3 Bed · 3 Bath · 86m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €375,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 closed sales nearby · 8mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±15%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Bothar An Chrainn, Ovens, Cork | 2025-02-27 | 103m² | |
| 22 The Lawn, Coolroe Meadows, Ballincollig, Cork | 2024-10-08 | 125.7m² |
Transactions within a 3.0km 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 C2 Energy Efficiency: The C2 BER rating suggests moderate energy efficiency, implying annual energy costs could be in the region of €1,300-€1,700 for a property of this size, but there is significant potential for savings with upgrades.
Details
- Cost-Effective BER Upgrades: Upgrading from a C2 BER to a B2 rating would likely cost €6,000-€9,000, potentially reducing annual energy costs by €300-€500 and increasing the property's market value by €8,000-€12,000.
- Standard Size, Good Configuration: At 86.0m² with 3 bedrooms and 3 bathrooms, the property is of a standard size for its type and offers a desirable bedroom-to-bathroom ratio, aligning well with market expectations for family homes.
- Hypothesis: Given the C2 BER rating, targeted energy efficiency upgrades like improved insulation and potentially a more efficient heating system could significantly enhance the property's long-term value and appeal, especially as energy costs continue to be a key consideration for buyers.
Amenities
Key Transport Links: While specific route numbers are not provided for Ovens, the general area benefits from its proximity to Cork city, likely served by Bus Éireann routes connecting to Cork city centre, providing essential public transport.
Details
- Local Educational and Healthcare Access: The area is likely served by primary schools such as Scoil Naomh Eoin and secondary schools like Scoil Mhuire Gan Smál in nearby Tower, with the HSE CUH and Bon Secours Hospital accessible within a reasonable drive for healthcare needs.
- Proximity to Local Services: Ovens and nearby Ballincollig offer essential amenities including SuperValu and Lidl supermarkets, various cafes and restaurants, and local parks such as the Ballincollig Regional Park, enhancing daily convenience and lifestyle.
- Hypothesis: The location in Ovens, Co. Cork, suggests a balance between rural tranquility and proximity to urban amenities; its connectivity to Cork City via established bus routes and the presence of local schools and shopping facilities create a strong value proposition for families seeking a well-serviced but less densely populated environment.
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.