2 Ardbrack Heights, Kinsale, Kinsale, Co. Cork, P17 W654
10 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
At the Upper End of Local Sales
At €525,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 11mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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
Financial Exposure · 38% 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
€525,000
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 · High
10
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 2a, Ardbrack Heights, Ardbrack, Cork | 2026-01-20 | 60m² | |
| Apt 8, Ardbrack Heights, Kinsale, Cork | 2025-02-14 | 71m² |
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
Efficient C1 BER Advantage: With a C1 BER rating, this 60m² apartment offers estimated annual energy costs of €1,200-€1,800, providing potential savings of €600-€1,000 annually compared to a D-rated property of similar size, typically costing €1,800-€2,200.
Details
- Compact Apartment in Larger Market: At 60m² with 2 bedrooms and 1 bathroom, this apartment is notably smaller than the median property in the 5km radius, which typically features 3 beds and 2.5 baths, potentially appealing to a niche buyer segment.
- Property Type Niche in House-Dominated Area: The local market within a 5km radius predominantly consists of larger houses, positioning this apartment as a specific offering for downsizers, investors, or those seeking a more compact, low-maintenance residence in Kinsale.
- Hypothesis: Despite its smaller size relative to the local median, the property's BER C1 rating in a market where 100% of BER ratings are unknown from sales data, presents a clear, tangible value proposition and could attract buyers prioritising energy efficiency and lower running costs.
Amenities
Key Bus Éireann Connectivity: Transport connectivity for the area relies on Bus Éireann routes, specifically Route 226/226A, providing essential services from Kinsale to Cork Airport and Cork City Centre, linking residents to wider regional infrastructure.
Details
- Premier Lifestyle Hub: Kinsale offers exceptional lifestyle amenities, including renowned dining experiences at Fishy Fishy and Bastion Restaurant, along with scenic walks like the Scilly Walk, historic sites such as Charles Fort, and the Kinsale Yacht Club, fostering a vibrant community.
- Comprehensive Local Services and Education: The area provides robust essential services, including SuperValu Kinsale for grocery needs, the Kinsale Primary Care Centre for healthcare access, and highly regarded educational institutions like Kinsale Community School and Gaelscoil Chionn tSáile.
- Hypothesis: Kinsale's status as a premium tourist destination, bolstered by its exceptional culinary scene and natural beauty, drives an amenity-led property premium, making properties like this apartment highly attractive to both owner-occupiers seeking quality of life and investors targeting the holiday rental market.
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.