23 Carmen Lawn, Garryduff, Rochestown, Co. Cork, T12 X3PK
1 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 3 Bath · 89m² · House
Market Position
Limited Transaction Data
At €395,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 35% 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
€395,000
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 · Low
1
Transactions Analysed
Within 3.0km
4 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Maryborough Green, Maryborough Hill, Douglas, Cork | 2025-12-12 | — |
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 Advantage: With a B3 BER rating, this property offers an estimated annual energy saving of €900-€1,300 compared to similar-sized properties with a D-rated BER, which are common in the wider market.
Details
- Size Efficiency: At 89.0m², this 3-bedroom, 3-bathroom end-of-terrace property offers a comfortable living space that aligns well with the median of 3 bedrooms and 2 bathrooms found within a 10km radius.
- Value Optimization Opportunity: While currently B3 rated, upgrading to a B2 BER could cost an estimated €4,000-€6,000 and potentially increase the property's value by €8,000-€12,000, representing a sound investment.
- Hypothesis: The presence of 3 bathrooms in an 89m² property, while favourable, presents an opportunity for value optimization; reconfiguring a smaller bathroom into a more spacious, modern wet room could increase perceived value by 3-5% without significantly altering the floor plan.
Amenities
Transport Connectivity: The area is served by Bus Eireann routes 215 and 216, providing direct access to Cork city centre and key transport hubs, reducing reliance on private vehicles.
Details
- Local Conveniences: Residents have close proximity to shops and services including SuperValu Rochestown (1.2km), Douglas Court Shopping Centre (2.5km), and the Mount Oval Village commercial centre.
- Healthcare and Education Access: The property is within easy reach of Cork University Hospital (CUH) (approx. 4km) and Bon Secours Hospital (approx. 5km), as well as local schools like Scoil na Tríonóide Naofa (1km) and Rochestown Educate Together National School (1.5km).
- Hypothesis: The ongoing development of the Cork Metropolitan Area Transport Strategy, including potential enhancements to bus infrastructure in the Rochestown area, could see properties like this one appreciate an additional 2-3% in value over the next five years due to improved connectivity.
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.