5 The Liffey, Riversdale, Rathcormac, Co. Cork, P61 R796
13 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 2 Bath · 80m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 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 €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 12.2% year-on-year, based on the trailing 24-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
13
Transactions Analysed
Within 3.0km
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Cois Bhaile, Rathcormac, Cork, Cork | 2025-04-04 | 102m² | |
| 5the Eirn, Riversdale, Rathcormac, Cork | 2025-11-19 | 80m² |
Transactions within a 3.0km radius and 24-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 C2 Advantage: A C2 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, which is competitive compared to older or lower-rated properties in the area.
Space Efficiency: At 80m² with 3 bedrooms and 2 bathrooms, this end-of-terrace home offers a practical layout, but further optimization through intelligent storage solutions or minor reconfigurations could enhance its perceived value.
Value Optimization: While the BER is C2, investing in upgrades to a B2 rating, estimated to cost €8,000-€12,000, could potentially increase the property value by €15,000-€20,000 based on local market trends favouring energy efficiency.
Hypothesis: Given the C2 BER rating, a targeted investment in insulating the attic and upgrading the heating system to a modern condensing boiler, costing an estimated €4,000-€6,000, could potentially elevate the BER to a B3, leading to a projected annual energy saving of €200-€300 and a noticeable increase in buyer appeal.
Amenities
Connectivity Potential: While specific transport routes like Luas or DART are not immediately apparent, the property's location outside Dublin implies reliance on national bus services connecting to larger hubs.
Local Services: The Rathcormac area likely offers essential local amenities such as a local pharmacy, small grocery stores, and possibly a primary school, contributing to convenience for daily needs.
Family Focus: With 3 bedrooms and 2 bathrooms, the property is well-suited for small families, and the presence of local primary schools and community centres in Rathcormac would be a significant draw.
Hypothesis: The property's position in Rathcormac, Co. Cork, with potential for improved local infrastructure development in line with national housing targets, could see enhanced public transport links and amenity upgrades within the next 3-5 years, boosting its long-term value and commuter appeal.
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.