4 Ard Na Carraige, Derrigra, Ballineen, Co. Cork, P47 W611
6 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 131m² · Semi-D
Market Position
At the Upper End of Local Sales
At €395,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
6 closed sales nearby · 22mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 53% 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
€395,000
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 · Moderate
6
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| 4 Daunt Court, Ballineen, Cork, Cork | 2023-06-02 | 100m² | |
| 12 Daunt Court, Ballineen, Cork, Cork | 2024-05-22 | 111m² |
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 C1 Energy Rating: With a C1 BER rating, the property is in the mid-tier for energy efficiency; upgrading to a B2 rating, which could cost €8,000-€12,000, might increase the property's value by €15,000-€20,000 and reduce annual energy costs by an estimated €500-€1,000 compared to its current rating.
Details
- Generous Size: At 131.0m², this semi-detached property offers ample living space, aligning with the larger end of family homes and providing good potential for value optimization through interior upgrades.
- Configuration Mismatch: While having 4 bedrooms and 3 bathrooms is a strong configuration, the absence of any recorded sales with 4+ bedrooms and 3+ bathrooms within a 10km radius over the past 90 days (median baths: 1, median beds: 3) indicates this specific property type and size might be less common or have higher perceived value locally.
- Hypothesis: The C1 BER rating suggests a potential for value enhancement through targeted energy efficiency upgrades, and given the lack of similar 4-bed, 3-bath sales within a 10km radius, a strategic investment in modernization could position this property to command a significant premium against its current asking price, especially if it aligns with regional buyer preferences.
Amenities
Limited Direct Transport: Based on the provided data, there are no specific bus routes, train stations, Luas, or DART services listed as directly serving Derrigra, Ballineen, implying a reliance on private transport for connectivity.
Details
- Sparse Local Amenities: The lack of specific retail, healthcare, or educational facilities listed within the provided data for the immediate vicinity suggests that residents may need to travel significant distances for daily necessities and services.
- Low Local Transaction Volume: With only 3 properties sold within a 10km radius over the past 180 days, the low volume of transactions indicates a less active local property market with potentially fewer readily available amenities and services influencing demand.
- Hypothesis: The absence of explicit transport links, educational facilities, and retail options in the provided data for Derrigra, Ballineen, suggests that its appeal is likely to be to those seeking a rural lifestyle, and its future valuation will heavily depend on the development of regional infrastructure or the increasing desirability of such secluded locations.
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.