15 An Ródán, Cúl Árd, Carrigtwohill, Co. Cork, T45 DA30
12 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 3 Bath · 116m² · Duplex
Market Position
Below Typical Sale Prices
At €325,000, 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.
12 closed sales nearby · 19mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 below the median of comparable sales, 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
12
Transactions Analysed
Within 3.0km
19 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 An Rodan, Cul Ard, Carrigtwohill, Cork | 2024-12-16 | 121m² | |
| 11 An Sruthan, Cul Ard, Carrigtwohill, Cork | 2024-09-16 | 86m² |
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
BER Advantage: With a B2 BER rating, this property is estimated to have annual energy costs of €900-€1,300, significantly lower than a D-rated property of similar size which would incur costs of €1,700-€2,100.
Size Efficiency: The 116m² duplex with 3 bedrooms and 3 bathrooms offers a practical and desirable layout, aligning well with family needs in suburban markets.
Value Optimization: Given the B2 BER rating, investing in minor upgrades to achieve a B1 or A-rated BER could cost €3,000-€6,000 and potentially increase the property's market value by €8,000-€12,000.
Hypothesis: The B2 BER rating positions this property favorably, but the limited availability of directly comparable sales within 1km for the same broad type (only 1 sale) suggests that further quality enhancements, such as smart home technology integration or premium interior finishes, could create a distinct advantage and command a higher premium in future sales.
Amenities
Transport Links: Carrigtwohill is served by Cork Bus routes 240 and 241, providing direct access to Cork City, and the nearby Carrigtwohill train station offers rail connectivity.
Local Facilities: Residents have access to amenities such as Barry's SuperValu for groceries, Carrigtwohill Pharmacy, and the popular 'The Elm Tree' restaurant.
Family Focus: The area boasts educational facilities including Scoil Naomh Gobnait and St. Aloysius College, along with the Little Angels Community Childcare.
Hypothesis: The inclusion of a train station and multiple bus routes within a reasonable proximity suggests a strong commuter appeal, and the presence of a variety of retail, healthcare, and educational services within Carrigtwohill town centre indicates that properties in Cúl Árd are likely to benefit from a consistent demand driven by local convenience and connectivity.
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.