33 Brooklodge Grove, Glanmire, Co. Cork, T45 EN84
6 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 1 Bath · 78m² · Terrace
Market Position
Below Typical Sale Prices
At €260,000, 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.
6 closed sales nearby · 7mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median, 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
6
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±15%
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Marble Park, Riverstown, Cork, Cork | 2024-11-06 | 67m² | |
| 10 Hazelwood Lawn, Riverstown, Glanmire, Cork | 2025-12-01 | 72m² |
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 Advantage: With a B3 BER rating, this property is positioned favourably, with estimated annual energy costs of €1,300-€1,700, compared to approximately €2,200-€2,800 for a D-rated property of similar size in the area.
Details
- Optimized Size and Configuration: The 78m² size with 3 bedrooms and 1 bathroom is a standard and desirable configuration for terraced properties in this location, suggesting good space efficiency for its type.
- Value Enhancement Opportunity: While the current B3 BER is good, upgrading to a B2 would cost an estimated €3,000-€5,000 and could potentially increase the property's market value by €6,000-€9,000, representing a sound investment.
- Hypothesis: The B3 BER rating, while good, is not at the forefront of local energy efficiency trends as indicated by the majority of properties in the 10km radius having unknown BERs. Investments in further energy upgrades could create a significant competitive advantage and potentially capture a premium in future sales.
Amenities
Excellent Transport Connectivity: The property is well-served by Cork City Bus routes 202, 203, and 206, providing direct access to Cork City Centre and surrounding areas, minimizing reliance on private transport.
Details
- Comprehensive Local Services: Residents have convenient access to amenities such as Dunnes Stores (1km), Glanmire Medical Centre (1.5km), and Scoil Oilibhéir Primary School (800m), catering to daily needs and family requirements.
- Accessible Green Spaces: The property is within a short walking distance to the River Lee walkway and numerous local parks, offering ample opportunities for recreation and outdoor activities for residents.
- Hypothesis: The combination of frequent bus services and proximity to essential services and recreational areas suggests Glanmire offers a balanced lifestyle that appeals to families and commuters. Future development plans for improved local infrastructure, such as enhanced pedestrian links or new retail hubs, could further bolster property values in this established suburban setting.
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.