4, Victoria Cross, Co. Cork, T12 YK60
15 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 5 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €490,000, 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.
15 closed sales nearby · 11mo 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 €490,000, 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 €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €19 check before a €490,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €490,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 11.2% 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
15
Transactions Analysed
Within 1.5km
11 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrigbeg House, Sundays Well Rd, Cork, Cork | 2025-03-18 | 150m² | |
| Ceann Mara, 14 Model Farm Rd, Cork, Cork | 2025-01-20 | 180m² |
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
BER Energy Deficit: The E1 BER rating suggests significant potential for energy efficiency upgrades; moving to a C3 rating could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000, representing a worthwhile investment.
Details
- Size Advantage: At 120m², this 5-bedroom semi-detached home is substantial, positioning it towards the larger end of the market, especially when compared to the 3-bedroom median found in broader market data.
- Upgrade Opportunity: While the current E1 BER indicates higher energy costs, investing in insulation, heating system upgrades, and draught-proofing could reduce annual energy bills by an estimated €600-€1,000, compared to properties with lower BER ratings.
- Hypothesis: The significant gap between the property's current E1 BER and the typical B2/C1 ratings seen in the 10km radius (average BER 'unknown' suggests a mix, but this is a conservative estimate) indicates a substantial opportunity for value enhancement through targeted energy retrofitting, potentially bridging the gap to the higher end of local market sale prices.
Amenities
Excellent Transport Links: Victoria Cross is served by Bus Éireann routes 206, 207, and 219, offering direct access to Cork City Centre and surrounding areas, facilitating easy commutes without immediate Luas or DART access.
Details
- Educational Hub Proximity: The property is within easy reach of prestigious educational institutions, including University College Cork (UCC) located approximately 1.5km away, and Colaiste an Spioraid Naoimh and Scoil Mhuire Gan Smal within a 2km radius.
- Local Retail and Leisure: Residents have convenient access to local shopping at Victoria Cross Shopping Centre (0.5km), with larger supermarkets like Dunnes Stores and SuperValu in nearby Bishopstown (2km), complemented by numerous cafes and restaurants along Western Road.
- Hypothesis: The strong academic and professional pull of UCC, coupled with the established residential nature of Victoria Cross, drives consistent demand for larger family homes, suggesting that while transport connectivity is good, the primary value driver remains the area's reputation as a well-established, family-friendly, and education-focused locality.
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.