231 Maple Woods, Ballinacurra, Ballynacorra, Co. Cork, P25 NW26
13 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €275,000, 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.
13 closed sales nearby · 9mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 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
13
Transactions Analysed
Within 3.0km
9 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 207 Maple Woods, Ballinacurra, Midleton, Cork | 2024-12-23 | — | |
| 16 Orchard Court, Castleredmond, Middelton, Cork | 2025-09-26 | 97.5m² |
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 Energy Efficiency: With a B3 BER rating, this property likely incurs annual energy costs of approximately €1,500 - €2,000, potentially saving €500 - €1,000 annually compared to a D-rated property of similar size in the area.
Space Utilization: At 120m², this 2-bedroom property offers a generous 60m² per bedroom, suggesting good space allocation that appeals to buyers seeking comfortable living areas.
Value Optimization Opportunity: Upgrading from a B3 BER to a B1 could cost an estimated €3,000 - €5,000 and potentially increase the property's value by €7,000 - €10,000, presenting a clear return on investment.
Hypothesis: The B3 BER rating, while good, leaves room for incremental improvements. Investing in minor insulation upgrades or efficient heating controls could push the rating to B1 or B2, potentially unlocking a premium of 3-5% in value and further reducing annual running costs, targeting buyers who prioritize energy efficiency.
Amenities
Connectivity via Bus Route 226: The property is served by Bus Route 226, offering direct links to Cork City Centre, providing essential transport connectivity.
Local Retail Access: Residents have convenient access to shops such as Supervalu Carrigtwohill and various local convenience stores within a short driving distance.
Proximity to Education: St. Aloysius Primary School and Carrigtwohill Community College are located within a 3km radius, catering to family educational needs.
Hypothesis: The presence of a dedicated bus route (226) and its relative proximity to essential services like primary schools and supermarkets suggests that while not in a major urban hub, the area offers a practical balance of connectivity and local amenities that could appeal to families and commuters seeking a quieter lifestyle with essential services within easy reach.
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.