13 The Paddocks, Maryborough Hill, Douglas, Co. Cork, T12 Y68E
30 homes sold nearby. See what they went for — and what to bid on this one.
€840,000 · 4 Bed · 4 Bath · 193m² · Detached
Market Position
Below Typical Sale Prices
At €840,000, 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.
30 closed sales nearby · 9mo 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 €840,000, 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 €42,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €840,000, 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.
€42,000
That's what overbidding by just 5% on a €840,000 home costs you — before interest.
A €19 check before a €840,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €840,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
30 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% 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.
Statistical Confidence · High
30
Transactions Analysed
Within 1.5km
9 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 The Paddocks, Maryborough Hill, Douglas, Cork | 2025-11-14 | 172m² | |
| 9 Tirol Close, The Paddocks, Maryborough Hill, Cork | 2025-08-26 | 160m² |
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
Moderate BER Value: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could potentially cost €8,000-€12,000 but might increase property value by €15,000-€20,000.
Details
- Ample Living Space: With 193m² of living space, this detached 4-bedroom property offers a generous size, comparing favourably to the 3-bedroom median within a 100km radius.
- Potential for Value Optimization: The property's current C2 BER rating results in estimated annual energy costs of €1,500-€2,000; upgrading could reduce this by €500-€800 annually compared to D-rated properties, alongside a potential value uplift.
- Hypothesis: While the C2 BER rating is respectable, the significant difference in value growth (5.14% over 180 days for the 100km radius vs. 8.60% for the 5km radius) for properties with potentially higher BER ratings indicates that prioritizing energy efficiency upgrades could significantly enhance the long-term investment return in this specific micro-market.
Amenities
Douglas Accessibility: The property is well-served by Bus Éireann routes including the 216 and 220, providing direct access to Cork City Centre within a reasonable commuting distance.
Details
- Local Conveniences: Residents have proximity to numerous amenities, including the Douglas Court Shopping Centre, numerous cafes like 'The Crust', and healthcare services at the 'Douglas Medical Centre'.
- Family and Leisure Facilities: Within a short drive, families can access schools such as St. Columba's Boys' School and Douglas Girls' National School, alongside recreational spaces like Ballinlough Park and Blackrock Castle Observatory.
- Hypothesis: The high concentration of independent retailers and established schools in Douglas suggests a mature and desirable residential area, which typically supports higher property values and sustained demand, indicating that the premium seen in the Location Premium insight is partly justified by the established amenity infrastructure.
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.