53 Ros Ard, Upper Glanmire, Glanmire, Co. Cork, T23 EE93
9 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 65m² · Detached
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 16mo recency · Moderate 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 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
Statistical Confidence · Moderate
9
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 53 Ros Ard Upper Glanmire, Upper Glanmire, Cork, Cork | 2025-12-15 | 65m² | |
| 6 Ros Ard, Upper Glanmire, Cork, Cork | 2024-06-21 | 70m² |
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 Impact: The C2 BER rating suggests that while not critically inefficient, potential buyers might consider upgrades; upgrading from C2 to B2 could cost an estimated €6,000-€9,000 and potentially increase property value by €10,000-€15,000.
Details
- Size Efficiency: At 65m², this 2-bedroom detached property offers a density of 1 dwelling per 32.5m² (approx.), which is standard for its type but could be considered compact.
- Cost Optimization: With a C2 BER, annual energy costs are estimated at €1,500-€2,000; a significant upgrade to a B2 rating could reduce this by €300-€500 annually.
- Hypothesis: Given the C2 BER rating and the average size of 65m², targeted energy efficiency upgrades focused on insulation and potentially window replacements, costing an estimated €6,000-€9,000, could yield a property value increase of €10,000-€15,000 and annual savings of €300-€500, making it a more attractive proposition compared to properties with lower BER ratings.
Amenities
Transport Links: The property is situated within proximity to key transport arteries, likely served by multiple Cork's local bus services such as Bus Éireann routes to Cork city centre.
Details
- Local Essentials: The Glanmire area provides access to essential amenities including shops like Dunnes Stores in nearby Silversprings and schools such as St. Joseph's National School.
- Lifestyle Access: Residents can enjoy local dining options and green spaces, with the River Lee and various local parks offering recreational opportunities within a short drive.
- Hypothesis: The strategic location in Upper Glanmire, with potential access to regular Bus Éireann services connecting to Cork City (estimated 15-20 minutes depending on route and traffic), combined with the proximity of essential services like shops and schools, positions this property favourably for commuters and families seeking suburban living with city access.
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.