2 Barr An Bhaile, Passage West, Co. Cork, T12 Y1KK
8 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 3 Bed · 2 Bath · 91m² · Semi-D
Market Position
Below Typical Sale Prices
At €330,000, 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.
8 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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
8
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Pembroke Crescent, Pembroke Wood, Passage West, Cork | 2025-09-01 | 100m² | |
| 28 Pembroke Row, Pembroke Wood, Passage West, Cork | 2025-02-24 | 104.4m² |
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 Potential: With a 'C' BER rating, upgrading to a 'B2' could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, a sound investment for enhanced marketability.
Energy Cost Savings: A 'C' BER rating suggests annual energy costs of approximately €1,300-€1,700, which are more efficient than 'D' or lower rated properties, but could be reduced further with upgrades.
Size Efficiency: At 91.0m², the property offers a reasonable size for a 3-bedroom semi-detached home, fitting within typical parameters for its type and likely appealing to families or couples.
Hypothesis: Given the 'C' BER rating, a strategic investment in insulation and a high-efficiency boiler could elevate the rating to 'B1' or higher, potentially unlocking an additional 5-7% in resale value and reducing annual energy bills by €300-€500, making it a more attractive proposition in the current market.
Amenities
Transport Connectivity: Passage West is served by Bus Eireann routes 220 and 226, providing direct links to Cork City Centre and surrounding towns, facilitating easy commuting.
Local Retail and Services: Residents have access to local shops in Passage West, with larger retail centres like Mahon Point Shopping Centre within a 15-minute drive, offering a wide array of shopping and dining options.
Educational Facilities: The area is supported by St. Mary's National School in Passage West and nearby secondary schools in Carrigaline and Cork City, catering to primary and secondary education needs.
Hypothesis: The inclusion of Bus Eireann routes 220 and 226 directly serving Passage West offers a significant advantage for commuters to Cork City, potentially increasing the property's appeal and value by an estimated 3-5% compared to similar properties lacking such direct and frequent public transport links.
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.