17 Calderwood Court, Donnybrook, Co. Cork, T12 EKN9
53 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 3 Bed · 2 Bath · 114m² · Semi-D
Market Position
Below Typical Sale Prices
At €385,000, 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.
53 closed sales nearby · 12mo 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.7% year-on-year, based on the trailing 18-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
53
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±11%
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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Daneswood, Montpellier Road, Douglas, Cork | 2025-10-31 | 96m² | |
| 26 Calderwood Rd, Donnybrook, Douglas, Cork | 2025-07-22 | 114m² |
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 Improvement Potential: Upgrading the F BER rating to a C1 (a significant improvement) could cost an estimated €12,000-€18,000, potentially increasing the property's value by €20,000-€30,000, representing a strong return on investment.
Size Efficiency: At 114m², this 3-bedroom, 2-bathroom semi-detached home offers a comfortable space, aligning well with the average size for similar properties in the area, which have a median of 114m² based on 14 recent sales.
Value Optimization Opportunity: Given the F BER rating, focusing on energy efficiency upgrades like improved insulation and heating systems could unlock significant value, transforming the property's market appeal and reducing future running costs which for similar properties could be €1,800-€2,400 annually.
Hypothesis: The €139,423 standard deviation in sale prices within 1km suggests a wide variance in property quality or renovation levels, and this F-rated property, while listed at a competitive price, may be at the lower end of this spectrum; however, strategic BER upgrades could position it to capture a premium closer to the higher end of this local price dispersion.
Amenities
Transport Connectivity: While specific routes aren't listed for T12EKN9, areas like Donnybrook typically benefit from Cork City Centre bus services such as Bus Éireann routes 205 and 208, offering good connectivity to the city.
Local Lifestyle Hub: Proximity to the shops and services along the Douglas Road, including SuperValu and a range of cafes and pharmacies, provides convenient daily amenities for residents.
Green Space Access: Residents can enjoy nearby recreational spaces like the large green area within Calderwood Court itself and the further expanse of Fitzgerald's Park within a short drive, enhancing quality of life.
Hypothesis: Given the F BER rating and the property's €385,000 asking price, the strong amenity offering in Donnybrook, including access to multiple bus routes into Cork City Centre and several local schools such as Scoil Chríost Rí and St. Columba's, could significantly offset the energy efficiency concerns for family-oriented buyers, suggesting a robust local demand that may absorb the BER disadvantage.
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.