19 The Groves, Blarney, Co. Cork, T23 NC89
3 homes sold nearby. See what they went for — and what to bid on this one.
€359,950 · 3 Bed · 2 Bath · 78m² · Townhouse
Market Position
Priced Above Local Sales
At €359,950, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 15mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 24% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€359,950
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
15 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Muskerry Terrace, Blarney, Co Cork, Cork | 2025-05-02 | 82m² | |
| 12 Lios Cara Lawn, Rathpeacon, Cork, Cork | 2024-12-05 | 115m² |
Transactions within a 5.0km radius and 36-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 Upgrade Opportunity: Upgrading the F BER rating could cost approximately €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, representing a significant return on investment.
Space Efficiency: At 78m², this 3-bedroom, 2-bathroom townhouse offers a reasonable internal space ratio for its type, but could feel compact for larger families compared to larger detached or semi-detached homes.
Value Optimization: Investing in energy efficiency upgrades, such as improved insulation and heating systems, could reduce annual energy costs from an estimated €2,200-€2,800 (for F-rated) to €1,200-€1,600 (for C-rated), boosting both long-term affordability and market appeal.
Hypothesis: The relatively low BER rating suggests that many properties within a 1km radius might also have suboptimal energy efficiency, creating an opportunity for this property to gain a competitive edge and command a premium if upgraded effectively.
Amenities
Transport Connectivity: Blarney is served by Bus Éireann routes 215 and 217, providing connections to Cork city centre, and is within reasonable driving distance to Cork Airport and the M20 motorway.
Local Amenities: Residents have access to Blarney village centre with amenities like SuperValu, local pharmacies, the Blarney Stone, and numerous restaurants and cafes such as The Muskerry Arms and Blarney Woollen Mills.
Educational & Healthcare: The area is served by Scoil Mhuire Gan Smal and Scoil Naomh Eoin primary schools, with secondary options in nearby Tower and Cork city, and Blarney Medical Centre and pharmacies providing local healthcare access.
Hypothesis: The ongoing development and potential infrastructure upgrades in the wider Cork region, coupled with Blarney's established popularity as a tourist and residential hub, suggest that properties with good connectivity and amenities like this townhouse could see sustained or increased demand, particularly if transport links are enhanced.
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.