16 Cluain Na Greine, Dromahane, Mallow, Co. Cork, P51 C597
56 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 3 Bath · 98m² · Semi-D
Market Position
Below Typical Sale Prices
At €250,000, 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.
56 closed sales nearby · 21mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 56 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
56 verified closed sales within 5.0km · 36 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 8.2% year-on-year, based on the trailing 36-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
56
Transactions Analysed
Within 5.0km
21 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 · 56 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Cois Tobair, Dromahane, Cork, Cork | 2024-09-09 | 93m² | |
| 11 Pairc Na Greine, Dromahane, Mallow, Cork | 2025-04-09 | 93m² |
Transactions within a 5.0km radius and 36-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 C1: The C1 BER rating suggests moderate energy efficiency, implying annual energy costs of approximately €1,500-€1,900 for this 98m² property, compared to €800-€1,200 for a B-rated property.
Standard Size for Area: At 98m², this semi-detached property aligns with the median size of properties in the 5km radius, offering standard living space for families in the locality.
Value Optimization Opportunity: Given the C1 BER, investing €8,000-€12,000 in energy upgrades could potentially increase property value by €15,000-€20,000, turning an expense into a profitable investment.
Hypothesis: While the C1 BER offers some energy efficiency, the potential to upgrade to a B-rating for an estimated €8,000-€12,000 could unlock a significant return on investment of €15,000-€20,000 in property value, making this a prime renovation opportunity.
Amenities
Key Transport Links: While specific routes are not detailed, the location outside Dublin suggests reliance on regional bus services; Mallow Train Station (approx. 6km) provides direct rail access to Cork City.
Local Services Nearby: Mallow town, approximately 6km away, offers a range of essential amenities including larger supermarkets like SuperValu and Lidl, Mallow General Hospital, and various primary and secondary schools.
Community Focus: Dromahane itself is a village setting, likely offering local shops, community centers, and primary schools such as Dromahane National School, fostering a close-knit community feel.
Hypothesis: The property's location in Dromahane, approximately 6km from Mallow town, suggests a balance between rural tranquility and access to essential services; however, a lack of specific public transport routes within Dromahane might be a limiting factor for commuters to Cork City, potentially impacting resale value compared to properties with direct urban transit.
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.