15 The Walk, Herons Wood, Carrigaline, Co. Cork, D18 A592
28 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 3 Bed · 3 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €380,000, 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.
28 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €380,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 9.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
Transactions Analysed
Within 1.5km
8 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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Domville Square, & Car Park Spaces Ds9a&ds9b, Rathdown, Dublin 18, Dublin | 2025-04-22 | 178m² | |
| 36 Beech Park, Cabinteely, Co. Dublin, Dublin 18, Dublin | 2025-06-13 | 132m² |
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 C3 Cost Implication: The C3 BER rating suggests potential for energy cost savings compared to lower-rated properties, but investing in upgrades to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000. While not a high BER, it offers a baseline efficiency. The current BER rating likely results in annual energy costs of approximately €1,500-€2,000 for a property of this size, compared to €900-€1,300 for a B-rated property.
Details
- Size Mismatch: The property's size of 87m² is larger than the average property size of 76m² within a 1km radius over the last 180 days, positioning it as a more substantial offering in a micro-market that has seen a higher proportion of apartments (76.47% within 1km). This slightly larger size may appeal to families seeking more space. However, properties within 3km are on average larger at 123.7m², indicating this property is on the smaller side for houses in the broader vicinity.
- Configuration Appeal: With 3 bedrooms and 3 bathrooms, the property offers a desirable configuration that aligns with the median of 2 bathrooms and 2 bedrooms within 1km, and matches the median of 3 bedrooms and 2 bathrooms within 3km, suggesting it caters to families or those needing extra living space. This 3-bed, 3-bath setup is a strong selling point for family buyers. The property type is a Semi-D, which aligns with the 22.22% house percentage within 1km and 74.46% within 3km.
- Hypothesis: The property's C3 BER rating, while not ideal, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades, which could yield a return on investment through increased market appeal and lower running costs. The current BER C3 likely contributes to annual energy bills around €1,500-€2,000, whereas a B2 rating could reduce this by €600-€800 annually, a tangible saving for future owners.
Amenities
Limited Public Transport: The address 'Carrigaline, Co. Cork, D18A592' combined with the 'Location: Dublin' indicates a potential data anomaly. Assuming it's a Dublin property, the provided data does not list specific Dublin Bus routes, Luas, or DART stations serving this area, suggesting a potential reliance on private transport or less direct public transport connections. Further investigation into specific routes like Dublin Bus 270 or nearby train stations like Carrigaline is needed if it is indeed Cork, but for Dublin, missing this data is a significant gap.
Details
- Local Convenience Unknown: Specific shopping centres, supermarkets, schools, hospitals, or parks are not detailed for this address within the provided data, leaving potential buyers uninformed about local conveniences, educational facilities, and healthcare access in the immediate vicinity. The lack of named amenities like primary schools such as Scoil Naomh Eoin or secondary schools like St. Mary's in Dublin makes it difficult to assess family-friendliness or commuter convenience.
- Walkability Unclear: Details on actual walking routes, pedestrian infrastructure, or proximity to local services like pharmacies or cafes are absent from the provided amenities analysis. Without this, it's impossible to gauge the true walkability of '15 The Walk, Herons Wood' or its suitability for pedestrian-based living. The absence of specific parks like local playgrounds or community centres further limits this assessment.
- Hypothesis: Given the 'Location: Dublin' and the specific address in Carrigaline, Co. Cork (which is geographically in Cork), there is a strong indication of a data error. If this property is indeed in Dublin, the lack of specific transport routes (e.g., specific Dublin Bus lines like 40 or 15, or Luas Red/Green Line proximity) and named local amenities (e.g., local parks, specific schools like St. Aidan's CBS or shopping areas like a local village centre) makes it impossible to assess its true locational advantage and commuter appeal, creating a significant information gap for potential buyers evaluating its long-term value proposition.
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.