17 The Oaks, Bridgemount, Carrigaline, Co. Cork, P43 R635
32 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 90m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 32 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
32 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 32 verified local sales · High confidence
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Price Distribution Analysis
32 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8.1% 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
32
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 The Pines, Bridgemount, Carrigaline, Cork | 2025-06-04 | 127m² | |
| 1 The Elms, Bridgemount, Carrigaline, Cork | 2025-07-17 | 119m² |
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 Efficiency: The 'C' BER rating suggests potential for energy efficiency improvements; upgrading from a 'C' to a 'B2' could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, with annual energy cost savings of approximately €200-€300 compared to its current rating.
Space Efficiency: With 90.0m² across 3 bedrooms and 2 bathrooms, the property offers a functional layout, providing approximately 30.0m² per bedroom, which aligns with typical family home configurations.
Value Optimization: The property's estimated value of €426,928.44 is notably higher than its asking price of €395,000, suggesting that any necessary cosmetic updates or minor refurbishments could be undertaken with confidence in realizing their investment.
Hypothesis: Given the 'C' BER rating and an estimated value of €426,928.44, focusing on targeted retrofitting to achieve a 'B1' or 'A3' BER rating, which might cost €10,000-€18,000, could yield a disproportionate increase in market appeal and potential resale value by upwards of €20,000-€30,000, especially if similar properties in the immediate vicinity have higher ratings.
Amenities
Transport Links: Bridgemount is served by Bus Éireann routes 220 and 225, providing direct connections to Cork City Centre and surrounding towns like Passage West and Carrigaline town centre, with the nearest stop approximately 500m away.
Local Conveniences: Residents have access to a variety of amenities in Carrigaline town centre, including multiple supermarkets such as SuperValu and Dunnes Stores, alongside local shops, pharmacies, and healthcare facilities like the Carrigaline Medical Centre.
Educational Hub: The area is well-catered for with educational institutions, including Scoil Mhuire Naofa (primary) and Carrigaline Community National School (primary) within a 2km radius, and St. Mary's Secondary School also nearby.
Hypothesis: The presence of regular bus services like the 220 and 225, connecting directly to Cork City, coupled with the growing residential development in Bridgemount, suggests that the demand for local amenities such as cafes, restaurants, and independent retailers will likely increase, potentially driving up property values in the immediate vicinity over the next 3-5 years.
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.