18 Moss Lane, South Douglas Road, Douglas, Co. Cork, T12 KXV3
58 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 91m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 58 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
58 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.
Instant access · No subscription · Refund if not useful
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 58 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
58 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 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.5% 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
58
Transactions Analysed
Within 1.5km
10 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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Moss Lane, Riverway, Sth Douglas Rd, Cork | 2025-01-29 | 89m² | |
| 1 Ivy Crescent, Riverway, South Douglas Rd, Cork | 2025-05-29 | 84m² |
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: The D1 BER rating necessitates upgrades; investing €8,000-€12,000 in insulation and heating systems could improve the rating to a B2 and potentially increase property value by €15,000-€20,000, offering a clear return on investment.
Details
- Space Efficiency: With 91.0m² and 3 bedrooms, the property offers a good size for its type, fitting within the typical configuration of 3-bed semi-detached homes in the area, with a median of 3 bedrooms and 2 bathrooms across various radii.
- Value Optimization Potential: To align with the €400,000 to €415,000 P75 sale prices seen in the 10km and 100km radius respectively, focusing on BER improvements and modernizing the 2 bathrooms could significantly enhance its market appeal and value.
- Hypothesis: While the D1 BER rating presents an immediate cost, the relatively standard 3-bed, 2-bath configuration of this 91m² semi-detached property means that targeted energy efficiency upgrades could unlock a value uplift that significantly outperforms the broader market trend of a 5.34% to 7.09% price growth rate seen over 90-180 days.
Amenities
Transport Connectivity: Douglas is well-served by multiple bus routes, including Cork City/Ballyvolane services (e.g., 206) connecting to the city centre, and commuter routes towards Cork Airport and surrounding towns, providing good public transport access.
Details
- Local Conveniences: The area boasts significant retail and service infrastructure, including Douglas Shopping Centre, Church Road retail parks with Lidl and Dunnes Stores, and a variety of cafes and restaurants like those along Main Street, offering excellent day-to-day accessibility.
- Educational & Healthcare Hub: Proximity to esteemed educational institutions such as St. Columba's Boys' National School and Scoil Mhuire Gan Smál, along with the Bons Secours Hospital Cork and the Cork University Hospital within a short commute, enhances family appeal and resident convenience.
- Hypothesis: The established infrastructure of Douglas, with its direct bus links to Cork city centre, comprehensive shopping facilities, and key healthcare and educational institutions, positions properties in this area favourably for long-term capital appreciation, potentially outperforming areas with less developed local amenities and public transport networks.
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.