2 Rosewood Avenue, Bandon, Bandon, Co. Cork, P72 VF83
10 homes sold nearby. See what they went for — and what to bid on this one.
€470,000 · 4 Bed · 4 Bath · 146m² · Detached
Market Position
At the Upper End of Local Sales
At €470,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 12mo 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 €470,000, 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 €23,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €470,000, 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.
€23,500
That's what overbidding by just 5% on a €470,000 home costs you — before interest.
A €19 check before a €470,000 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 €470,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
12 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 |
|---|---|---|---|
| 2 Rosewood Ave, Bandon, Cork, Cork | 2024-12-16 | 146m² | |
| 5 Rosewood Ave, Ballylangley Rd, Bandon, Cork | 2025-07-11 | 195m² |
Transactions within a 3.0km 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 B3 Advantage: With a B3 BER rating, this property is positioned well for energy efficiency, likely costing €800-€1,200 annually for heating and electricity, compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Generous Size Offering: The 146sqm size of this detached property aligns with market demand, as the median size for detached properties within 10km (where data is available) often falls into the larger categories, offering good space relative to local norms.
- Upgrade Opportunity: While BER B3 is good, upgrading to A2 could reduce energy costs by an additional €400-€600 annually and potentially increase property value by €8,000-€12,000 if the local market demonstrates a strong preference for top-tier BER ratings.
- Hypothesis: The B3 BER rating, while solid, presents an opportunity for further value enhancement; investing in an A2 rating through targeted upgrades could yield a return of 10-15% on the upgrade cost within 3-5 years, especially if demand for premium energy efficiency continues to grow in the Bandon area.
Amenities
Transport Links: This property is located in Bandon, Co. Cork, which is served by Bus Éireann routes such as the 237 linking Bandon to Cork City and other local towns, offering regular public transport connectivity.
Details
- Local Amenities: Bandon town centre offers a range of amenities including Tesco, SuperValu supermarkets, a post office, pharmacies like Boots, and local eateries such as The Old Thatch, providing essential services within a short drive.
- Educational & Healthcare: Nearby educational facilities include Scoil Naomh Eoin and Coláiste Bríde secondary school, while healthcare access is provided by Bandon Community Hospital and several local GP practices and pharmacies.
- Hypothesis: While Bandon offers core amenities, its relative distance from Cork City (approx. 30km) and lack of direct rail or Luas links means that commuter convenience for those working in Cork City is heavily reliant on the 237 bus route, potentially impacting long-term capital appreciation compared to areas with more diverse and direct transport options.
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.