44 Avondale Mews, Passage West, Passage West, Co. Cork, T12 RR4C
12 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 2 Bed · 2 Bath · 87m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €330,000, 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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
Financial Exposure · 20% 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
€330,000
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 · High
12
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±8%
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 |
|---|---|---|---|
| 32 Avondale Mews, Passage West, Cork, Cork | 2025-10-17 | 105m² | |
| 12 Maulbaun, Passage West, Cork, Cork | 2025-06-05 | 105m² |
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
BER Rating Opportunity: With a C1 BER rating, strategic energy efficiency upgrades to a B2 could cost approximately €8,000-€12,000 but potentially increase property value by €15,000-€20,000, offering a solid return on investment.
Space Efficiency: The 87m² size with 2 bedrooms and 2 bathrooms is standard for this property type and location, offering reasonable space utilization for its configuration.
Value Optimization: Given the C1 BER, investing in insulation and heating upgrades could reduce annual energy costs by an estimated €200-€400 compared to a D-rated property, making the property more attractive and cost-effective long-term.
Hypothesis: The C1 BER rating, while not poor, leaves significant room for value enhancement through targeted energy upgrades; by focusing on insulation and window improvements, owners could achieve a 2-tier BER improvement, potentially boosting resale value by 5-7% in a market where energy efficiency is increasingly valued.
Amenities
Transport Links: Passage West is served by Bus Éireann route 226 providing direct access to Cork City Centre, and is a short drive from Cork Kent train station for wider regional connectivity.
Local Conveniences: Residents have access to a range of local shops and essential services in Passage West, including a post office, pharmacy, and local eateries, with larger retail parks in Cork City within a 20-minute drive.
Green Spaces and Recreation: The property is close to the scenic walkways along the River Lee estuary, offering opportunities for walking, jogging, and enjoying waterside views, with local parks in the wider Cork area accessible by car.
Hypothesis: While direct Luas or DART access is absent, the established Bus Éireann route 226 combined with the proximity to Cork Kent station positions Passage West as a practical commuter town for Cork City, suggesting that future infrastructure improvements or an increase in remote working could further enhance its appeal and property values.
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.