4 Cúil Chluthair, Sarsfield Court, Glanmire, Co. Cork, T45 DX53
12 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 5 Bed · 4 Bath · 254m² · Detached
Market Position
At the Upper End of Local Sales
At €850,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 closed sales nearby · 9mo 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 €850,000, 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 €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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
Statistical Confidence · High
12
Transactions Analysed
Within 3.0km
9 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Cuil Chluthair, Sarsfields Court, Glanmire, Cork | 2024-12-17 | 300m² | |
| 12 Hayville, Sallybrook, Glanmire, Cork | 2025-03-20 | 131m² |
Transactions within a 3.0km 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 'B' BER rating, this property offers excellent energy efficiency, translating to estimated annual energy costs of €1,200-€1,800, a significant saving of €1,300-€1,700 annually compared to typical D-rated properties of similar size in the area.
Exceptional Space and Configuration: At 254m² with 5 bedrooms and 4 bathrooms, this '2X Very Large' detached property significantly surpasses the local market's median of 3 bedrooms and 2 bathrooms, catering to demand for spacious, family-oriented living.
Premium Layout Appeal: The generous 5-bed, 4-bath configuration and substantial floor area present a highly functional and desirable layout for large families or those seeking extensive living space, positioning it as a premium offering in the local market.
Hypothesis: The property's superior size, detached nature, and strong BER rating position it as a future-proof investment that will likely retain its value and appeal to a specific, affluent demographic prioritizing space and efficiency over the long term, even amidst general market fluctuations.
Amenities
Robust Bus Connectivity: Glanmire offers essential public transport via Bus Éireann route 245, providing direct links to Cork City Centre, with Cork Kent Train Station approximately an 8-10km drive for national rail connections.
Comprehensive Family & Lifestyle Facilities: The area boasts excellent educational options including Glanmire Community College and Scoil na nÓg, alongside convenience retail at SuperValu Glanmire and close proximity to Mahon Point Shopping Centre, ensuring a high quality of life.
Accessible Local Services: Essential services are readily available, with Glanmire Medical Centre and local pharmacies like Boots Glanmire within convenient reach, complemented by local walking routes along the Glashaboy River and Energie Fitness for recreational pursuits.
Hypothesis: Glanmire's well-established family-friendly infrastructure, including schools, local amenities, and improving transport links to Cork City, will continue to drive demand from families, solidifying property values for larger homes like this, as it offers a suburban lifestyle without sacrificing urban accessibility.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.