18a Wilton Lawn, Glasheen, Co. Cork, T12 WEY4
12 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 2 Bath · 105m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, 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.
12 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
12 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Laburnum Park, Model Farm Rd, Bishopstown, Cork | 2026-02-04 | 130m² | |
| Garrymore, Glasheen Rd, Cork, Cork | 2025-11-11 | — |
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 Value Proposition: With a C1 BER rating, the property's estimated annual energy costs are likely around €1,400-€1,800; upgrading to a B2 rating (costing an estimated €8,000-€12,000) could reduce these costs to €800-€1,200 and potentially increase property value by €15,000-€20,000.
Space Efficiency: The 105m² size for a 3-bedroom, 2-bathroom detached house is standard, fitting well within the typical configuration for similar properties in the area, suggesting good space utilization for its type.
Value Optimization Opportunity: Given the C1 BER, there's a clear opportunity to enhance market appeal and long-term value by investing in energy efficiency upgrades, as properties with better BER ratings often command a premium.
Hypothesis: The C1 BER rating, while not poor, represents a tangible opportunity for value enhancement; by strategically investing in insulation and heating upgrades, the owner could unlock a 10-15% increase in perceived property quality and a corresponding rise in market competitiveness, particularly against newer builds or properties with higher energy efficiency.
Amenities
Transport Connectivity: While specific routes for Glasheen are not detailed, properties in the general Cork area are typically served by Bus Éireann routes, and being outside Dublin, direct access to Luas or DART is unlikely, suggesting reliance on local bus networks for connectivity.
Local Services Accessibility: The area is likely to benefit from amenities common to suburban Cork, including primary and secondary schools such as Glasheen Boys National School and Scoil Mhuire Gan Smál, along with local shopping centres like Wilton Shopping Centre and essential healthcare services at Cork University Hospital.
Family and Lifestyle Hub: The vicinity of Wilton Shopping Centre and Cork University Hospital suggests a well-established suburban area with amenities catering to families, including potential for parks and recreational facilities typical of Cork City suburbs.
Hypothesis: The location in Glasheen, Co. Cork, T12WEY4, outside of Dublin, suggests a reliance on Bus Éireann for public transport, meaning journey times to Cork City Centre via bus could be around 30-45 minutes, influencing commuter appeal compared to properties with direct Luas or DART access.
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.