3 Parknamore Heights, Ballincollig, Co. Cork, P31 HF20
30 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 5 Bed · 2 Bath · 140m² · Terrace
Market Position
Below Typical Sale Prices
At €445,000, 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.
30 closed sales nearby · 12mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
30 verified closed sales within 3.0km · 24 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has decreased 3.9% year-on-year, based on the trailing 24-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.
Statistical Confidence · High
30
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±16%
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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 139 Caislean Way, Ballincollig, Cork, Cork | 2025-07-07 | 142m² | |
| 22 The Lawn, Coolroe Meadows, Ballincollig, Cork | 2024-10-08 | 125.7m² |
Transactions within a 3.0km radius and 24-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 Gap: With a BER rating of SI_666, this property likely falls into the lower spectrum of energy efficiency, potentially costing €1,800-€2,200 annually in energy bills compared to a B-rated property which might cost €800-€1,200.
Significant Upgrade Potential: Improving the BER from a low rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Generous Size for Area: At 140m², this property offers a larger living space than the typical 3-bedroom properties with 2 bathrooms common in the 10km radius market, which have a median size of approximately 110-120m² based on average sale prices.
Hypothesis: The substantial size of this 5-bedroom property relative to the prevalent 3-bedroom stock in the immediate vicinity, coupled with a low BER rating, presents a dual opportunity: the space caters to a specific demand for larger family homes, while energy efficiency upgrades offer a clear path to value enhancement.
Amenities
Excellent Public Transport: Ballincollig is served by multiple Bus Éireann routes, including the 220, 220X, and 230 which connect directly to Cork City Centre, providing strong commuter links.
Local Retail Hub: The property is within easy reach of Ballincollig Shopping Centre, featuring a SuperValu, Penneys, and a variety of other retail outlets, alongside numerous local shops and services.
Family & Education Focus: Nearby educational facilities include Scoil Mhuire gan Smál (Primary), St. Anne's Secondary School, and Cork Institute of Technology (CIT) at Bishopstown, a short drive away.
Hypothesis: The ongoing development and infrastructure improvements in Ballincollig, coupled with its established reputation as a well-serviced town with excellent connectivity to Cork City, suggest a sustained demand for properties like this, potentially driving further value appreciation.
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.