27 Maulbaun, Passage West, Passage West, Co. Cork, T12 N9CV
8 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 1 Bath · 89m² · Terrace
Market Position
Below Typical Sale Prices
At €220,000, 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.
8 closed sales nearby · 9mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
9 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Avondale Mews, Passage West, Cork, Cork | 2025-07-17 | 77m² | |
| 39 Avondale Mews, Passage West, Cork, Cork | 2025-03-10 | 128m² |
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 Efficiency: With a C3 BER rating, the property offers moderate energy efficiency; upgrading to a B2 rating could potentially increase its value by €15,000-€20,000 for an estimated cost of €8,000-€12,000, optimising future resale.
Space Utilisation: The 89m² size with 3 bedrooms and 1 bathroom is standard for its type but the single bathroom may be a point of consideration for larger families, potentially limiting appeal compared to properties with more facilities.
Value Optimisation Potential: While the property is listed at €220,000, achieving a C1 BER rating through targeted insulation and heating upgrades (estimated cost €4,000-€6,000) could unlock an additional €6,000-€9,000 in property value.
Hypothesis: Given the C3 BER rating, a strategic investment in upgrading to a B-rated BER, costing approximately €8,000-€12,000, could enhance its marketability and value by €15,000-€20,000, especially as energy efficiency becomes a more significant buyer consideration.
Amenities
Transport Connectivity: Passage West is served by Bus Éireann routes 220 and 221, providing direct links to Cork City Centre and surrounding areas, enhancing commuter convenience.
Local Lifestyle Options: Residents have access to amenities such as the scenic waterfront promenade, local shops in Passage West town centre, and parks like Glenmore Wood, offering a balanced lifestyle.
Educational Proximity: Nearby educational facilities include Passage West National School and CBS, Glanmire, providing accessible schooling options for families within the immediate vicinity.
Hypothesis: The proximity to Bus Éireann routes 220 and 221, linking directly to Cork City, combined with local schools and amenities, suggests this property could attract a premium from young families or professionals seeking a balance between suburban living and urban access, potentially justifying a higher valuation closer to €250,000.
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.