6 Regency Close, Model Farm Road, Cork, Model Farm Road, Co. Cork, T12 KR7D
19 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 5 Bed · 3 Bath · 246m² · Detached
Market Position
At the Upper End of Local Sales
At €1,250,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 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 €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.3% year-on-year, based on the trailing 18-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.
Financial Exposure · 16% 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
€1,250,000
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
19
Transactions Analysed
Within 3.0km
9 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cherry Lodge, Hillsboro, Model Farm Rd, Cork | 2025-06-27 | 219.4m² | |
| Shadow Lawn, Poulavone, Ballincollig, Cork | 2025-09-18 | 177.9m² |
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 B3 Efficiency: This property has a B3 BER rating, indicating good energy efficiency, which is better than the 100% of properties with unknown BER ratings in the 100km radius market over the last 180 days.
Details
- Generous Size: With a size of 246.0m², this detached property offers substantial living space, exceeding the typical 3-bedroom median size found in the broader market data.
- Upgrade Potential: While B3 is good, upgrading to a B1 or A-rated BER could cost an estimated €5,000-€10,000, potentially leading to annual energy cost savings of €500-€800 compared to its current rating, and further enhancing its market appeal.
- Hypothesis: The substantial size of this detached property, combined with its B3 BER rating, suggests it is positioned as a high-quality family home. However, the significant asking price premium over local sales data implies that buyers may be valuing the property's size and perceived luxury over the inherent energy efficiency savings, pointing to a market where 'aspirational' features outweigh strict cost-benefit analysis of BER.
Amenities
Connectivity to Cork City: The Model Farm Road location offers good connectivity, being served by Cork City’s bus services, likely including routes such as the 216 and 220, providing direct access to Cork city centre.
Details
- Educational Hub: The area is in close proximity to educational institutions such as University College Cork (UCC) and Cork Institute of Technology (CIT), along with local schools like Scoil Mhuire Gan Smál and Colaiste Choilm.
- Local Services: Residents benefit from nearby retail facilities like Bishopstown Court Shopping Centre and local amenities in Ballincollig, offering a range of shopping, dining, and leisure options within a short drive.
- Hypothesis: The Model Farm Road area's appeal is significantly boosted by its proximity to key educational institutions like UCC and CIT, and its strategic location for accessing Cork city's commercial and social hubs. This strong amenity base, combined with desirable residential characteristics, likely contributes to the premium pricing observed in the immediate vicinity, creating a strong demand for properties offering such conveniences.
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.