16 Kilvealaton West, Mallow, Co. Cork, P51 WF2C
35 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 2 Bath · 218m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 35 recent closed sales nearby. There's room to negotiate — seller leverage is 6.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
35 closed sales nearby · 20mo 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 €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 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 sits marginally above the size-adjusted median. 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 remained stable 0% year-on-year, based on the trailing 36-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
35
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±10%
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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 100 Woodview Dr, Mallow Cork, Cork, Cork | 2024-01-19 | 100m² | |
| 39 Sean Moylan Park, Mallow, Cork, Cork | 2024-08-07 | 114m² |
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
BER Improvement Opportunity: With an E1 BER rating, upgrading to a B2 could cost approximately €10,000-€15,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by an estimated €1,000-€1,400 compared to its current rating.
Details
- Generous Size: The property's 218m² size positions it as a '2X Very Large' category, offering substantial living space compared to the median of 3 bedrooms and 2 bathrooms found in the 100km market.
- Potential Value Optimization: The property's 5 bedrooms and 2 bathrooms, while generous, might be slightly mismatched with the median of 3 bedrooms and 2 bathrooms in the wider 100km market, suggesting potential for optimizing value through reconfiguration if market trends lean towards smaller, more numerous rooms in this specific locale.
- Hypothesis: The E1 BER rating signifies a significant opportunity for value enhancement through energy efficiency upgrades; investing in insulation, window replacement, and a heat pump could not only meet evolving buyer preferences but also potentially close the €63,168 asking price premium observed against the broader market average.
Amenities
Connectivity Lacking: The property's location outside Dublin means it does not benefit from Luas, DART, or specific Dublin Bus routes, requiring reliance on local bus services like Bus Éireann routes serving Mallow for connectivity.
Details
- Local Conveniences: Mallow town offers essential amenities including SuperValu and Lidl for shopping, and access to healthcare facilities such as Mallow General Hospital and local pharmacies.
- Walkability Limited: While Mallow town centre has pedestrian access, the specific address 'Kilvealaton West' suggests a more suburban or semi-rural setting, likely requiring a car for most errands and access to amenities like Mallow RFC or local parks.
- Hypothesis: The absence of direct public transport links from this specific address, unlike properties closer to Cork City or within the Dublin commuter belt, suggests that while Mallow offers local amenities, its 'outside Dublin' classification significantly impacts commuter convenience and potentially restricts its appeal to a local buyer pool rather than a wider commuter market.
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.