2 Hibernian Buildings, Albert Road, Blackrock, Co. Cork, T12 Y5FT
60 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 1 Bath · 51m² · Terrace
Market Position
Priced Above Local Sales
At €285,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
60 closed sales nearby · 13mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 60 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
60 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 13.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 15% 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
€285,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
60
Transactions Analysed
Within 1.5km
13 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 · 60 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Hibernian Buildings, Albert Road, Cork, Cork | 2025-10-08 | 56m² | |
| 75 Hibernian Buildings, Albert Road, Cork, Cork | 2025-10-07 | 51m² |
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: The C2 BER rating suggests a moderate level of energy efficiency; an upgrade to a B2 rating would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,400-€1,800 compared to €800-€1,200 for B-rated properties.
Space Efficiency: At 51.0m², this 2-bedroom, 1-bathroom terrace offers compact living; to optimize value, focusing on maximizing the perceived space through smart storage solutions and efficient layouts would be key, especially in a market with a median sale price per sqm of €4,603.
Value Optimization: With a C2 BER rating, the property could benefit from targeted insulation and heating system upgrades. Investing approximately €5,000 in improving the BER to a C1 could reduce annual energy costs by an estimated €200-€300 and potentially add €7,000-€10,000 to its market value.
Hypothesis: While the C2 BER is acceptable, a strategic focus on enhancing this to a B-rated standard, costing an estimated €10,000-€15,000, could unlock an additional 8-15% in future resale value, particularly as energy efficiency becomes a more significant buyer consideration in Cork.
Amenities
Transport Links: The property is well-served by public transport, with Cork City Centre accessible via multiple bus routes including the 215, 216, and 220, and is approximately 2km from Kent Station, providing rail connectivity.
Local Services: Residents have convenient access to local amenities, with shops and services along Albert Road and nearby villages, including SuperValu and pharmacies within a 1km radius, and educational facilities like St. Luke's National School nearby.
Walkability Score: The area offers good walkability for daily errands and leisure, with numerous cafes, restaurants, and the picturesque Blackrock Village promenade within a 15-minute walk, fostering a strong sense of community and lifestyle.
Hypothesis: The strong connectivity to Cork City Centre via frequent bus services (every 15-20 minutes during peak hours) and the proximity to amenities like Fitzgerald's Park (2km) will continue to drive demand from young professionals and small families, potentially increasing property values by 4-6% annually.
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.