25 Rochelle Lawn, Old Blackrock Road, Cork, T12 HC65
46 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · 152m² · Apartment
Market Position
Below Typical Sale Prices
At €485,000, 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.
46 closed sales nearby · 12mo recency · Moderate 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 46 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
46 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.3% 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.
Statistical Confidence · Moderate
46
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Rochelle Lawn, Old Blackrock Rd, Cork, Cork | 2025-01-29 | 78m² | |
| 6 Rochelle Court, Rochelle, Old Blackrock Rd, Cork | 2025-01-15 | 79.6m² |
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 Energy Savings: With an A BER rating, this property's annual energy costs are estimated at €800-€1,200, compared to potentially €1,800-€2,200 for similar-sized D-rated properties, offering significant annual savings of €1,000-€1,400.
Space Efficiency: The property offers a generous 152m² of living space with 3 bedrooms and 3 bathrooms, providing a high ratio of living space per bedroom (50.7m²/bedroom) compared to typical offerings, indicating good space utilization.
Value Optimization Potential: While the BER is excellent, investing in modernizing finishes or smart home technology could yield a value increase of €10,000-€20,000 for an estimated upgrade cost of €5,000-€10,000, further optimizing its market appeal.
Hypothesis: The combination of an A BER rating and a large internal floor area suggests that this property is already optimized for energy efficiency and spacious living; however, a subtle upgrade in kitchen and bathroom fixtures could capitalize on the demand for premium finishes, potentially adding €25,000-€35,000 to its value in this competitive segment.
Amenities
Transport Connectivity: The property is served by multiple Dublin Bus routes, including routes 215 and 226, with potential access to Cork City Centre's main transport hubs for further connectivity.
Educational Facilities: It is located within proximity to notable educational institutions such as Gaelscoil Ui Riada and Scoil Ghobnatan Naofa, enhancing its appeal for families.
Healthcare and Retail Access: Residents have convenient access to healthcare facilities like the Bon Secours Hospital Cork and shopping options including The Blackrock Centre, offering essential services within easy reach.
Hypothesis: The strong presence of direct bus routes to Cork City Centre, coupled with a cluster of primary and secondary schools within a 2km radius, indicates that this location is well-positioned to benefit from planned infrastructure upgrades aimed at improving commuter efficiency and family amenities, potentially increasing property values by 5-8% in the next two years.
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.