18 Lissadell, Maryborough Hill, Douglas, Co. Cork, T12 NX5K
29 homes sold nearby. See what they went for — and what to bid on this one.
€397,500 · 3 Bed · 1 Bath · 79m² · Detached
Market Position
At the Upper End of Local Sales
At €397,500, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
29 closed sales nearby · 9mo 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 €397,500, 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 €19,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €397,500, 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.
€19,875
That's what overbidding by just 5% on a €397,500 home costs you — before interest.
A €19 check before a €397,500 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €397,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 2.9% 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
29
Transactions Analysed
Within 1.5km
9 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| San Martino, Maryborough Hill, Dougas, Cork | 2025-09-11 | 99m² | |
| 77 Lissadell, Maryborough Hill, Cork, Cork | 2025-09-01 | 105m² |
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 Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a significant return on investment.
Details
- Compact Footprint: The 79m² size of this 3-bedroom detached house is on the smaller side compared to the median 3-bed property in the wider 10km area which averages 3 beds and 2 baths, suggesting efficient use of space but potentially less spacious living areas.
- Value Optimization Potential: Given the BER D2 rating and the median sale price of €390,000 within 5km, investing in energy efficiency upgrades could unlock additional value and appeal to a broader buyer pool seeking lower running costs.
- Hypothesis: The current 1 bathroom configuration, while common in the immediate vicinity (median of 2 baths within 10km), may present a constraint for family buyers or those seeking greater convenience, suggesting that a future renovation to add a second bathroom could significantly boost resale value and market appeal.
Amenities
Transport Links: This property is well-served by public transport with Dublin Bus routes 220 and 207 operating nearby, providing direct access to Cork City Centre and surrounding suburbs.
Details
- Local Conveniences: Residents have access to essential amenities including Douglas Shopping Centre (1km) with its array of shops and supermarkets, as well as the Mercy University Hospital (4km) for healthcare needs.
- Educational and Recreational Facilities: The area boasts several primary and secondary schools, including St. Columba's Boys' National School (800m) and Ashton School (1.5km), complemented by local parks like Ballinlough Park (2km) for recreation.
- Hypothesis: The strong existing transport network and proximity to key amenities in Douglas suggest that future infrastructure developments, such as enhanced pedestrian walkways or cycle lanes connecting to nearby commercial hubs, could further elevate property desirability and value.
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.