2 O'Neill Place, Killavullen, Co. Cork, P51 TW31
12 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 3 Bed · 1 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €205,000, 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.
12 closed sales nearby · 21mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
12
Transactions Analysed
Within 5.0km
21 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Oneills Place, Killavullen, Mallow, Cork | 2025-05-20 | 90m² | |
| 9 Ross Park, Killavullen, Cork, Cork | 2023-09-08 | 152m² |
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 Rating: The BER rating of SI_666 indicates a low energy efficiency, likely placing it in the D, E, F, or G category. To upgrade from a D rating to a B2, estimated costs are €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Space Efficiency: At 120m² with 3 bedrooms and 1 bathroom, this semi-detached property offers a reasonable size, but the single bathroom could be a constraint for a family of four or more, potentially impacting resale value.
Value Optimization: Given the likely low BER, investing in insulation, draught-proofing, and potentially a more efficient heating system for an estimated €8,000-€12,000 could significantly improve comfort and market appeal, recouping costs through enhanced value.
Hypothesis: The current BER rating implies annual energy costs of €1,800-€2,200 for a property of this size, whereas a B2 rating could reduce this to €800-€1,200, representing annual savings of €1,000-€1,400, making immediate energy upgrades a compelling financial proposition.
Amenities
Transport Connectivity: Killavullen's location outside Dublin means direct access to major public transport networks like Luas or DART is limited. Bus Eireann routes typically serve such areas, providing regional connectivity rather than urban commuting.
Local Amenities: Residents likely rely on nearby towns such as Mallow for more extensive shopping and retail options like Tesco or Dunnes Stores, and access to healthcare facilities and secondary schools.
Walkability: While village centres offer some walkability for basic needs, extensive pedestrian access to major amenities usually requires a car due to the dispersed nature of services in rural Co. Cork.
Hypothesis: The property's 'Outside Dublin' designation, coupled with the lack of specific urban transport routes in the provided data, suggests that its appeal will be strongest to buyers seeking a more rural lifestyle, with a greater reliance on private transport for accessing employment and services in larger towns.
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.