30 Bóthar An Chraínn, Ovens, Ballincollig, Co. Cork, P31 K302
16 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 4 Bed · 3 Bath · 135m² · Detached
Market Position
At the Upper End of Local Sales
At €625,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 13mo 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 €625,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €625,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 increased 5.6% 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
16
Transactions Analysed
Within 1.5km
13 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Lisheen Woods, Ovens, Cork, Cork | 2026-01-28 | 160m² | |
| 21 Lisheen Woods, Ovens, Co. Cork, Cork | 2024-10-18 | 142m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, this property is expected to have annual energy costs of €800-€1,200, compared to an estimated €1,800-€2,200 for a D-rated property of similar size, offering a saving of €1,000-€1,400 per year.
Details
- Spacious Family Living: At 135m² with 4 bedrooms and 3 bathrooms, this property offers a generous living space that is larger than the median 3-bedroom, 2-bathroom properties found within 10km, catering well to larger families.
- Value Optimization Potential: Upgrading from an A2 BER to an even higher rating (if possible) is unlikely to yield significant financial returns, but maintaining its A2 status is a key value driver in the current market, commanding a premium over lower-rated homes.
- Hypothesis: The high BER rating (A2) aligns with a growing buyer preference for energy-efficient homes, and coupled with the 4-bedroom configuration, it positions this property to benefit from future market shifts favouring sustainability and larger family accommodation, potentially leading to a 5-8% value uplift against comparable properties with lower ratings over the next 5 years.
Amenities
Transport Links: While specific bus routes serving Ovens, Ballincollig are not detailed in the provided data, its location outside Dublin implies potential reliance on local bus services and proximity to a train station for onward travel to Cork city. Further research into Bus Éireann routes serving the area is recommended.
Details
- Local Conveniences: The Ballincollig area is known for its amenities, likely including supermarkets such as Dunnes Stores or SuperValu, various shops, and local primary and secondary schools like Scoil Mhuire Gan Smal and Ballincollig Community School, contributing to family appeal.
- Healthcare Access: Proximity to Ballincollig town centre suggests access to local GP services and pharmacies, with Cork University Hospital being a major tertiary care facility accessible by car or public transport from the wider Cork region.
- Hypothesis: The property's location in Ovens, Ballincollig, provides a balance of suburban tranquility with access to essential amenities; however, the lack of specific transport route data in the provided metrics suggests that robust public transport connectivity to Cork city may be a limiting factor for daily commuters, potentially capping its appeal to a segment of the market prioritizing car ownership.
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.