15 Whitethorn Grove, Kilbrogan, Bandon, Co. Cork, P72 XH60
7 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 3 Bath · 108m² · Semi-D
Market Position
Below Typical Sale Prices
At €310,000, 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.
7 closed sales nearby · 8mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · Moderate
7
Transactions Analysed
Within 1.5km
8 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 |
|---|---|---|---|
| 4 Knockbrogan Place, Bandon, Co Cork, Cork | 2025-11-27 | — | |
| Knockbrogan, Bandon, Cork, Cork | 2025-12-18 | 86.6m² |
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 C1 Upgrade Potential: Upgrading the BER from C1 to a B2 rating could cost an estimated €7,000-€10,000 but may increase property value by €10,000-€15,000, representing a worthwhile investment for future resale.
Space Efficiency: The property offers 108.0m² with 3 bedrooms and 3 bathrooms, providing a good ratio of living space per room for families, aligning well with typical family needs in this area.
Value Optimization: With a BER C1, annual energy costs are estimated at €1,500-€1,900, compared to €2,500-€3,000 for similar G-rated properties, indicating moderate energy savings, but further improvements could enhance this.
Hypothesis: Given the C1 BER rating, the property's current estimated annual energy cost of €1,500-€1,900 is approximately €500-€1,000 higher than a comparable B-rated property, suggesting that strategic insulation and heating upgrades could yield significant long-term savings.
Amenities
Transport Links: While specific routes are not provided for P72XH60, Bandon is served by Bus Éireann, with key routes connecting to Cork City, offering connectivity for residents.
Local Services: Bandon town centre offers a range of amenities including SuperValu, Lidl, a local post office, and numerous cafes and restaurants such as The Blue Haven and The Vic.
Family Amenities: The area provides several primary schools like Scoil Naomh Eoin and secondary schools including Coláiste an Spioraid Naoimh, and a variety of local playgrounds and sports facilities, making it family-friendly.
Hypothesis: The availability of a Lidl and SuperValu within Bandon town, coupled with the direct Bus Éireann routes to Cork City, suggests that this property offers a good balance of local convenience and regional connectivity, which is a strong selling point for families and commuters.
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.