18 Brookvale, Ballyvolane, Co. Cork, T23 CCX2
33 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 3 Bath · 124m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 33 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
33 closed sales nearby · 10mo 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 €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.
These signals interact — full analysis in report.
€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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
33 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
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 decreased 1.5% year-on-year, based on the trailing 18-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
33
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 73 Meadow Park Road, Ballyvolane Road, Cork, Cork | 2025-07-24 | 100m² | |
| 57 Meadow Park Rd, Ballyvolane, Cork, Cork | 2025-01-28 | 106m² |
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 B2 BER rating suggests good energy efficiency; however, upgrading to an A-rated BER could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, while lowering annual energy costs by €1,000-€1,400 compared to a D-rated property.
Generous Proportions: With 124.0m² of living space and 3 bedrooms, this semi-detached home is larger than the median 3-bedroom property size typically seen in areas with a median sale price around €300,000-€350,000.
Value Optimization: While the B2 BER is good, achieving an A-rating could unlock significant value and appeal to environmentally conscious buyers, with an estimated €15,000-€20,000 value uplift possible after an investment of €8,000-€12,000.
Hypothesis: The consistent B2 BER rating across properties within a 10km radius indicates a standard for new builds or recently renovated homes, suggesting that properties with a BER of C or lower might face a pricing disadvantage of 5-10% unless significant upgrades are undertaken.
Amenities
Transport Access: Proximity to Cork city centre is facilitated by multiple bus routes, with the 202 and 206 routes serving Ballyvolane directly, offering regular services towards the city's main hubs.
Local Convenience: Residents have access to essential services including Dunnes Stores and Aldi supermarkets within a 2km radius, alongside local pharmacies and GP clinics in the Ballyvolane area.
Walkability: The area boasts several designated walking routes and local parks, such as Glen Park, which offer green spaces for recreation and pedestrian access to neighbourhood amenities.
Hypothesis: The continued development and potential enhancement of bus routes serving Ballyvolane, indicated by the presence of established public transport links, could lead to a 3-5% increase in property values over the next two years as commuter convenience becomes an even stronger selling point.
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.