19 The Crescent, Harbour Heights, Passage West, Co. Cork, T12 K721
9 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 2 Bed · 2 Bath · 73m² · Apartment
Market Position
Priced Within Local Sold Range
At €280,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 15mo 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 median of comparable sales. 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
Statistical Confidence · High
9
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±14%
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 The Crescent, Harbour Heights, Passage West, Cork | 2025-02-27 | 116m² | |
| 7 The Crescent, Harbour Heights, Passage West, Cork | 2025-03-14 | 63m² |
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
Energy Efficiency Advantage: With a BER rating of B, this apartment offers a significant advantage over lower-rated properties, potentially saving €800-€1,200 annually in energy costs compared to D-rated properties of similar size.
Space Efficiency: At 73m², this 2-bedroom, 2-bathroom apartment offers a good balance of living space and efficient layout for its size.
Value Optimization Opportunity: The B BER rating presents a strong baseline; minor upgrades to achieve an A rating could cost €8,000-€12,000 and potentially add €15,000-€20,000 in value, optimizing future returns.
Hypothesis: The B BER rating, while good, is only 1-2 points away from an A rating in many schemes; strategic investment in insulation and heating upgrades could position this property as one of the most energy-efficient apartments in Harbour Heights, commanding a premium of up to 7% over comparable B-rated units.
Amenities
Transport Links: Passage West is served by Bus Éireann routes 215 and 216, providing direct links to Cork City Centre, and is a short drive from the Carrigaloe ferry terminal connecting to Great Island.
Local Facilities: The area boasts essential amenities including shops, pharmacies, and a post office in Passage West, with larger retail centres in nearby Douglas and Cork City.
Healthcare Access: Cork University Hospital and the Bon Secours Hospital are accessible within a 20-30 minute drive, with local clinics and GP services available in Passage West and nearby Monkstown.
Hypothesis: The developing infrastructure and planned improvements to public transport links connecting Passage West to Cork City, as indicated by potential new bus routes or enhanced ferry services, could see property values in Harbour Heights increase by 10-15% over the next 3-5 years due to improved commuter appeal.
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.