34 Delfern Grove, Maryborough Hill, Rochestown, Co. Cork, T12 F2CR
2 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 3 Bath · 99m² · House
Market Position
Limited Transaction Data
At €350,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 4mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Financial Exposure · 34% 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
€350,000
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 · Low
2
Transactions Analysed
Within 5.0km
4 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Maryborough Green, Maryborough Hill, Douglas, Cork | 2025-12-12 | — | |
| 9 Presentation Pl, Greenmount, Cork, Cork | 2025-08-19 | — |
Transactions within a 5.0km radius and 36-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
BER Improvement Potential: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a sound investment.
Space Efficiency: At 99.0m² with 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and facilities for its size, with an average of 33.0m² per bedroom.
Value Optimization: The property's estimated value of €380,872.62 is higher than its asking price of €350,000, indicating potential for value realization through strategic negotiation or improvements.
Hypothesis: Investing in energy efficiency upgrades to move from a D2 BER to a C1 or B3 would not only reduce annual energy costs by an estimated €500-€800 compared to the current rating but also significantly enhance the property's market appeal and future resale value.
Amenities
Transport Connectivity: The area is served by multiple Cork City Council bus routes, including likely routes like the 215 and 220, providing access to Cork city centre.
Educational Hub: Nearby educational facilities include Scoil Mhuire Gan Smal and Regina Mundi College, providing strong options for secondary education.
Local Conveniences: Residents have access to shops and services at Douglas Court Shopping Centre, along with local amenities like pharmacies and eateries within a reasonable distance.
Hypothesis: The presence of key family amenities like the Rochestown Educate Together National School and proximity to green spaces such as Maryborough Hill Park suggests that properties in this specific micro-location command a premium for family-oriented buyers, potentially driving value above general market trends.
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.