15 Woodlands, Frankfield, Co. Cork, T12 XFR7
11 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 4 Bed · 2 Bath · 145m² · Detached
Market Position
Priced Within Local Sold Range
At €630,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 11mo 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 €630,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €630,000, 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.
€31,500
That's what overbidding by just 5% on a €630,000 home costs you — before interest.
A €19 check before a €630,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Bellevue Court, Frankfield Grange, Douglas, Cork | 2025-08-15 | 121m² | |
| 89 East Ave, Parkgate, Frankfield, Cork | 2025-11-14 | 120m² |
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
Energy Efficiency Investment: Upgrading the BER from D to B2 would likely cost between €8,000-€12,000 but could increase the property's value by €15,000-€20,000, offering a positive return on investment.
Space Efficiency: With 145m² of living space and 4 bedrooms, this property offers a good balance of size, comparable to the €699,500 median sale price for properties of the same type within a 1km radius.
Value Optimization Potential: Given the D BER rating, focusing on energy efficiency upgrades could unlock significant value, as comparable properties with higher BER ratings typically achieve a premium in the market.
Hypothesis: The current BER D rating, while below market optimums, suggests a substantial opportunity for value enhancement. Investing in an upgrade to a B-rated BER could not only improve comfort and reduce running costs by an estimated €1,000-€1,400 annually compared to D-rated homes but also provide a competitive edge in future sales.
Amenities
Transport Links: While specific bus routes are not provided, the location of Frankfield, Co. Cork, T12XFR7, is typically served by Cork's extensive bus network, offering connectivity to the city centre.
Local Services: The area benefits from proximity to essential services, with supermarkets such as SuperValu and Lidl, and healthcare facilities like The Hermitage Medical Clinic and local pharmacies generally accessible.
Educational Proximity: Frankfield is near several educational institutions, including St. Luke's School and University College Cork (UCC), providing good options for families and students.
Hypothesis: The positioning of Frankfield, outside the immediate city core but with established infrastructure, suggests a strong appeal for families seeking a balance between suburban tranquility and convenient access to Cork city's amenities and employment hubs, supported by the growing population in similar satellite towns.
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.