6 Tivoli Woods, Tivoli, Co. Cork, T23 V567
17 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 3 Bath · 75m² · Apartment
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 17 verified local sales · High confidence
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Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 8% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Tivoli Woods, Tivoli, Cork, Cork | 2025-04-28 | 64m² | |
| 13 Tivoli Woods, Tivoli, Cork, Cork | 2025-05-15 | 77.6m² |
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 B3 Energy Efficiency: With a B3 BER rating, this apartment benefits from moderate energy efficiency, likely resulting in annual energy costs of approximately €1,300-€1,700, compared to €2,000-€2,800 for a typical D-rated property of similar size.
Size Efficiency: The 75m² size with 2 bedrooms and 3 bathrooms offers a generous bathroom-to-bedroom ratio, suggesting good space utilization and potentially higher appeal for certain buyer demographics.
Value Optimization Opportunity: While the BER is good, a targeted upgrade from B3 to B2 could cost an estimated €2,000-€3,000 and potentially increase the property's value by €4,000-€6,000, offering a solid return on investment.
Hypothesis: The presence of 3 bathrooms for 2 bedrooms in a 75m² apartment, while seemingly luxurious, could be optimized for a slightly larger living space or a third smaller bedroom if the market shows a preference for increased habitable space over a higher bathroom count in this specific apartment complex.
Amenities
Transport Connectivity: While specific route numbers are not provided, the location outside Dublin suggests reliance on local bus services and potentially nearby train stations in Cork City, offering reasonable connectivity for commuting.
Local Lifestyle Access: The Tivoli area is known for its proximity to essential retail, including supermarkets and local shops, alongside a variety of restaurants and cafes within a short drive or bus journey.
Green Space and Recreation: Residents can likely access nearby parks and recreational areas within Co. Cork, offering opportunities for outdoor activities and a balanced lifestyle.
Hypothesis: The 'Outside Dublin' classification for a Co. Cork property, combined with the given address, suggests a suburban or regional town setting where a significant factor for future value appreciation will be the development and enhancement of local public transport links to Cork City centre and the expansion of amenities within a 3-5km radius, rather than reliance on extensive intercity travel.
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.