45 Ryan & Ahern Place, Carrigtwohill, Co. Cork
11 homes sold nearby. See what they went for — and what to bid on this one.
€215,000 · 3 Bed · 1 Bath · 95m² · Terrace
Market Position
Below Typical Sale Prices
At €215,000, 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.
11 closed sales nearby · 10mo 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 €215,000, 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 €10,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €215,000, 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.
€10,750
That's what overbidding by just 5% on a €215,000 home costs you — before interest.
A €19 check before a €215,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 median of comparable sales, 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
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Hazel Court, Castlelake, Carrigtwohill, Cork | 2026-01-28 | 90.6m² | |
| 6 Hazel Court, Castlelake, Carrigtwohill, Cork | 2025-05-28 | 116.1m² |
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 Uncertainty: The 'Unknown' BER rating for properties within 100km, including this one, means potential buyers cannot assess energy efficiency or associated running costs without further investigation.
Standard Size Configuration: This 95m² terrace house with 3 bedrooms and 1 bathroom aligns with the median 3-bed, 2-bath configuration prevalent in the 100km radius market, offering a typical layout but potentially lacking a second bathroom for modern family needs.
Value Optimization Gap: Given the current market where similar properties within 10km are selling for €300,000-€350,000, an investment of €8,000-€12,000 to achieve a B2 BER rating from an unknown status could potentially increase the property's value by €15,000-€20,000, offering a strong return.
Hypothesis: The property's current BER rating uncertainty presents a significant opportunity for value enhancement; by investing in energy efficiency upgrades and potentially adding a second bathroom, the property could be repositioned to capture a higher segment of the local market, moving closer to the median sale prices observed in the 10km radius.
Amenities
Commuter Links: Carrigtwohill is served by bus route 241 providing direct access to Cork City Centre, and the nearby Carrigtwohill train station offers frequent services on the Cork-Cobh line, facilitating easy commuting.
Local Services Proximity: Within Carrigtwohill, residents have access to amenities such as SuperValu, local pharmacies, Carrigtwohill Primary School, and St. Aloysius Girls National School, supporting daily needs and family life.
Healthcare Access: Cork University Hospital and the Bon Secours Hospital are located within a 20-25 minute drive from Carrigtwohill, providing comprehensive healthcare services.
Hypothesis: The consistent development and expansion of public transport infrastructure connecting Carrigtwohill to Cork City, coupled with the increasing demand for housing outside urban centres, suggests that properties like this, offering a balance of affordability and connectivity, are poised for continued capital appreciation and strong rental demand from commuters.
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.