67 An Sruthan Beag, Clonakilty, Co. Cork, Clonakilty, Co. Cork, P85 HR23
6 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 3 Bath · 108m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 8mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
6
Transactions Analysed
Within 1.5km
8 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 An Sruthan Beag, Clogheen, Clonakilty, Cork | 2025-08-18 | 116.7m² | |
| 12 Sruthan Beag, Clogheen, Clonakilty, Cork | 2025-10-14 | 106m² |
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
Exceptional Energy Efficiency: The A2 BER rating indicates superior energy performance, translating to annual energy costs of approximately €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Family Home: With 108m² and 3 bedrooms, the property is well-sized for the average family, aligning with the median of 3 beds and 2 baths observed in the 100km market.
- Value Enhancement Opportunity: While already A2 rated, achieving a theoretical B2 rating (a reduction of 2-3 energy bands) would typically cost €6,000-€9,000 and could potentially increase property value by €10,000-€15,000 in a competitive market.
- Hypothesis: The A2 BER rating, while excellent, suggests there might be marginal gains to be made by further optimizing insulation or heating systems, potentially aligning with the highest energy efficiency standards achievable, which could command a further small premium or offer even greater long-term savings if market preferences continue to favour peak energy performance.
Amenities
Local Transport Links: Clonakilty is served by Bus Éireann routes, including the 236 connecting to Cork City, and is approximately 20km from the nearest train station at Bandon, offering regional connectivity.
Details
- Essential Local Services: The immediate vicinity of An Sruthan Beag provides access to Clonakilty town centre amenities, including supermarkets like SuperValu, a range of local shops, and healthcare facilities such as Clonakilty Community Hospital and multiple pharmacies.
- Community and Recreation: Residents have access to amenities like the Clonakilty Park, local restaurants such as The Blackpitts, and sports facilities, fostering a strong community lifestyle.
- Hypothesis: The strong community focus and established local amenities within Clonakilty, combined with its relatively accessible connectivity to larger centres like Cork City via bus, suggest that while direct public transport options might be limited to local routes, the appeal of a well-serviced town with a high quality of life will continue to drive demand, especially for properties with good BER ratings.
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.