25 Waterside Quay, Hanover Street, Cork City Centre, Co. Cork, T12 AF82
47 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 2 Bed · 1 Bath · 62m² · Apartment
Market Position
Below Typical Sale Prices
At €325,000, 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.
47 closed sales nearby · 11mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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 13.9% 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 · High
47
Transactions Analysed
Within 1.5km
11 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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 12, Waterside Quay, Hanover St, Cork | 2025-10-30 | 60m² | |
| Apt 13, Salmon Weir, Washington St, Cork | 2025-03-31 | 64m² |
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 C2 Energy Performance: A C2 BER rating indicates moderate energy efficiency, but substantial improvements are possible; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Compact Living Space: At 62.0m², the apartment offers a functional layout with 2 bedrooms and 1 bathroom, which is typical for its type and size within a city center location.
Value Optimization: While the BER is C2, focusing on enhancing insulation, window upgrades, and efficient heating systems could unlock further value and reduce annual energy costs, which are estimated to be €1,500-€2,000 compared to a D-rated property's €2,000-€2,500.
Hypothesis: Given the property's C2 BER rating, investment in a targeted energy efficiency upgrade, such as fitting a heat pump system and improving insulation, could cost between €10,000-€15,000 but may yield a return of €20,000-€25,000 in increased market value and annual savings of €500-€800, significantly boosting its appeal against newer or better-rated stock.
Amenities
Transport Hub Proximity: The location offers excellent connectivity with Cork Bus routes 201, 202, and 205 serving Hanover Street, and Kent Railway Station is within a 15-minute walk.
Urban Lifestyle Essentials: Residents have immediate access to a variety of amenities including Dunnes Stores on Patrick Street, The English Market, and numerous cafes and restaurants like Nash 19 and Ide Caffe, all within a 500m radius.
Convenient Healthcare & Education: St. Finbarr's Hospital and Shandon Medical Centre are easily accessible, and educational institutions like University College Cork and Cork Institute of Technology are reachable via direct bus routes.
Hypothesis: The walkability score of this city centre location, supported by direct access to key bus routes and proximity to the main train station, creates a strong appeal for car-free living, which could become an even more significant valuation driver as urban sustainability initiatives gain momentum.
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.