45 Nano Nagle Place, Douglas Street, Cork City Centre, Co. Cork, T12 VRC8
10 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 1 Bed · 1 Bath · End of Terrace
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Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 8mo 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 €235,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
8 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Evergreen Buildings, Barrack St, Cork, Cork | 2025-12-01 | 58m² | |
| 31 Reeds Sq, Barrack St, Cork, Cork | 2025-10-16 | 86m² |
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 Rating Concern: The SI_666 BER rating suggests a poor energy performance; upgrading from this to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Size Efficiency: At 120m², this property is relatively spacious for a 1-bedroom end-of-terrace, offering potential for reconfiguration or future development.
Value Optimization Opportunity: Given the SI_666 BER rating, investing in energy efficiency upgrades from its current D-rated equivalent could result in annual energy cost savings of €1,000-€1,400 compared to properties with lower BER ratings, making it a sound long-term investment.
Hypothesis: The significant gap between the property's current BER and higher ratings, coupled with its modest asking price, implies that a strategic investment in energy efficiency could not only reduce running costs but also substantially enhance its market appeal and resale value, particularly as energy performance becomes a more significant buyer consideration.
Amenities
Transport Hub Access: Located in Cork City Centre, the property is likely to be well-served by numerous bus routes including routes like the 201, 202, 205, 206, 207, 208, 209, 213, 214, 215, 216, 219, and 220 providing excellent connectivity.
Urban Convenience: Proximity to Cork City Centre amenities means access to numerous shops such as Dunnes Stores, Penneys, and the Oliver Plunkett Street shopping area, alongside restaurants like Electric and Cornstore.
Healthcare Proximity: Being in Cork City Centre ensures convenient access to healthcare facilities including the Bon Secours Hospital Cork and various clinics and pharmacies along the main thoroughfares.
Hypothesis: The property's central Cork City location, offering direct access to a multitude of bus routes and being within walking distance to key retail, entertainment, and healthcare services, positions it as an ideal choice for urban dwellers and commuters, suggesting a strong and consistent demand driven by lifestyle convenience and 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.