12 Saint Marys Terrace, Rockenham, Passage West, Co. Cork, T12 A56E
7 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 1 Bath · 72m² · Bungalow
Market Position
Priced Above Local Sales
At €290,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
7 closed sales nearby · 16mo recency · Moderate 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 · 15% 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
€290,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48 Hillcrest, Church Hill, Passage West, Cork | 2025-01-14 | 161m² | |
| 3 Mariners View, Church Hill, Passage West, Cork | 2025-10-23 | 93m² |
Transactions within a 3.0km radius and 24-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
Costly BER Upgrade: The E1 BER rating necessitates significant investment; upgrading to a B2 would likely cost between €15,000-€20,000 but could increase the property's value by €25,000-€35,000.
Compact Living Space: At 72.0m², this 3-bedroom bungalow is on the smaller side compared to market norms, potentially limiting long-term suitability for larger families without extensions.
Value Optimization Needed: Given the E1 BER rating, a €20,000-€30,000 investment in insulation, heating, and window upgrades could significantly improve energy efficiency and market appeal, potentially yielding a 15-20% return on investment through increased value and reduced running costs.
Hypothesis: The E1 BER rating suggests an urgent need for energy efficiency upgrades, representing an opportunity for a buyer to unlock substantial value. An investment of €25,000-€35,000 in insulation, a new boiler, and triple-glazed windows could elevate the BER to a B2, potentially increasing the property's market value by €40,000-€50,000.
Amenities
Accessible Transport Links: The area is served by Bus Eireann routes, with Route 226 providing connectivity to Cork City Centre and the surrounding suburban areas like Passage West itself, offering good commuter options.
Local Amenities Within Reach: Residents have access to essential services including shops in Passage West town centre, local pharmacies, and the South Infirmary-Victoria Hospital in Cork City for healthcare needs.
Recreational Opportunities Nearby: The property is within reasonable proximity to leisure facilities, including walking trails along the estuary in Passage West and the amenity-rich Mahon Point Shopping Centre offering retail and entertainment options.
Hypothesis: The presence of key amenities such as Bus Eireann Route 226 for city access, local retail in Passage West, and proximity to larger hubs like Mahon Point suggests that while the immediate area offers convenience, future development or infrastructure improvements focusing on enhanced public transport frequency and diversity would significantly boost property values.
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.