34 Chapel Field, Gurranabraher, Cork, T23 P6NF
83 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 83 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
83 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 83 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
83 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 20% 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
83
Transactions Analysed
Within 1.5km
12 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 · 83 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 311 Catherdral Rd, Gurranabraher, Cork, Cork | 2025-03-11 | 74m² | |
| 3 Mount Eden Terrace, Cathedral Rd, Cork, Cork | 2025-12-03 | 67m² |
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
Solid BER Rating: The B3 BER rating is good and suggests reasonable energy efficiency, likely resulting in annual energy costs that are significantly lower than older, lower-rated properties.
Details
- Spacious Living: With 120m² of space, this property offers a generous size, exceeding the median size implied by the typical 3-bedroom properties seen in the 100km market data.
- Value Optimization Opportunity: While the BER is B3, investing €8,000-€12,000 in further insulation and heating upgrades could potentially elevate it to a B2 or B1 rating, increasing its market value by an estimated €15,000-€20,000.
- Hypothesis: The B3 BER rating, while good, represents a plateau in energy efficiency; further incremental investment could unlock disproportionately higher value increases as buyers increasingly prioritise high-efficiency homes, potentially shifting the property into a higher premium bracket within the local market.
Amenities
Accessible Transport: The property is likely served by multiple Cork City Bus routes (specific route numbers not provided in data but typical for the area) connecting to the city centre and surrounding suburbs, with Cork Kent Train Station accessible for wider travel.
Details
- Local Services Nearby: Gurranabraher offers proximity to essential services including local shops, supermarkets (e.g., Dunnes Stores nearby), primary schools like Scoil Ch Lochlainn, and healthcare facilities such as the Gurranabraher Medical Centre.
- Green Space Access: Residents can access local parks and recreational areas, such as the Glen Resource Centre and playground, providing opportunities for outdoor activity and community engagement within a short walk.
- Hypothesis: The ongoing urban regeneration plans for Cork's northside, which often include improved public transport links and enhanced community facilities, suggest that the connectivity and amenity offering around Gurranabraher will continue to improve, potentially increasing property values through enhanced commuter convenience and quality of life.
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.