4 cork road, bandon, co. cork, p72 n236
13 homes sold nearby. See what they went for — and what to bid on this one.
€169,000 · 3 Bed · 1 Bath · 65m² · Terrace
Market Position
Below Typical Sale Prices
At €169,000, 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.
13 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 €169,000, 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 €8,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,000, 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.
€8,450
That's what overbidding by just 5% on a €169,000 home costs you — before interest.
A €19 check before a €169,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €169,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 · High
13
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Cork Rd, Bandon, Cork, Cork | 2025-04-14 | 70m² | |
| 11 Cork Rd, Bandon, Cork, Cork | 2025-04-25 | 70m² |
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 Challenge: The property's BER rating of F indicates very poor energy efficiency, potentially resulting in annual energy costs ranging from €2,500 to €3,500, significantly higher than a B-rated property of similar size which typically costs €1,000-€1,500.
Details
- Upgrade Investment Potential: Upgrading the BER from F to a B2 rating could cost between €18,000 and €28,000, yet it could enhance the property's estimated value by €22,000 to €33,000, representing a strategic long-term investment.
- Compact Layout: At 65m² with 3 bedrooms and 1 bathroom, this terraced property offers a compact living space, which aligns with the median bathroom count in the immediate 5km radius but is smaller than average for 3-bedroom properties in wider regional areas.
- Hypothesis: The significant investment required to improve the BER from F presents an opportunity for buyers to not only reduce substantial running costs but also significantly increase the property's market appeal and value, potentially attracting premium buyers who prioritize energy efficiency in a market increasingly focused on sustainability.
Amenities
Regional Transport Connectivity: Bandon is well-served by Bus Éireann routes 236 and 237, providing direct and essential public transport links to Cork City and surrounding towns, compensating for the absence of train or Luas services.
Details
- Comprehensive Educational Facilities: The property benefits from proximity to established educational institutions, including primary schools such as St. Patrick's Boys National School and secondary options like Bandon Grammar School and Hamilton High School, catering to all age groups.
- Local Conveniences and Healthcare: Residents have convenient access to essential amenities including SuperValu Bandon and Lidl for groceries, local pharmacies like Walsh's Pharmacy, and the Bandon Medical Centre for immediate healthcare needs.
- Hypothesis: Bandon's robust local amenities, including its comprehensive range of schools, major supermarkets, and bus connectivity, position it as a desirable and self-sufficient community, likely to drive sustained demand for properties, particularly among families seeking convenience and a strong local infrastructure outside of a major city.
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.