29 Ashmount Court, Silversprings, Tivoli, Cork City, Co. Cork, T23 CY86
22 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 2 Bath · 84m² · Semi-D
Market Position
At the Upper End of Local Sales
At €325,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
22 closed sales nearby · 10mo 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.
€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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 6.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 22% 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
€325,000
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 · High
22
Transactions Analysed
Within 1.5km
10 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Ashmount Court, Silver Springs, Cork, Cork | 2025-11-05 | 84m² | |
| 58 Ashmount, Silversprings, Tivoli, Cork | 2024-12-17 | 117m² |
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
Energy Efficiency: With a C1 BER rating, this 84m² property offers good energy efficiency; annual energy costs are estimated at €1,200-€1,600, significantly lower than typical D-rated properties which could incur €2,000-€2,500 annually, providing savings of €800-€900.
Optimal Configuration: The property's 3 bedrooms and 2 bathrooms perfectly align with the median bed and bath counts for sales within a 5km radius, making it a highly desirable and functional family home for the local market.
Value Enhancement Opportunity: While the C1 BER is good, targeted upgrades to achieve a B2 rating, such as enhanced insulation, could cost approximately €3,000-€5,000, potentially increasing property value by €7,000-€10,000 and further reducing energy bills.
Hypothesis: The property's existing C1 BER, combined with its ideal bedroom and bathroom configuration for the area, positions it as a highly attractive and practical choice for buyers prioritizing efficiency and functional living space, likely leading to quicker sales.
Amenities
Excellent Connectivity: The property benefits from strong transport links, including proximity to Cork Kent Train Station (approx. 3km) and multiple Bus Éireann routes such as 207, 208, and 214 serving the wider Tivoli/Silversprings area, providing convenient access to Cork City Centre.
Family-Friendly Lifestyle: Located in Silversprings, the area is well-served by educational facilities like Scoil Oilibhéir National School nearby and Colaiste an Phiarsaigh (Glanmire), complemented by local convenience stores and SuperValu Glanmire, enhancing family appeal.
Healthcare & Recreation Access: Residents have good access to healthcare with Bon Secours Hospital (approx. 4km) in the vicinity, while local green spaces like Glen River Park offer recreational opportunities and pleasant pedestrian routes within the residential estate.
Hypothesis: The combination of established family-oriented amenities, robust public transport connections, and essential services within a short distance from Ashmount Court will sustain strong demand for properties in this specific Tivoli area, supporting its long-term desirability and value.
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.