69 Arbour Heights, Carrigaline Middle, Cork, P43 X264
10 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 3 Bed · 2 Bath · 98m² · Terrace
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 14mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 below the median of comparable sales, 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 · High
10
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±12%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Dan Desmond Terrace, Carrigaline, Cork, Cork | 2024-12-05 | 99m² | |
| 31 Ravensdale, Herons Wood, Carrigaline, Cork | 2025-04-04 | 87m² |
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
Excellent Energy Efficiency: With a B3 BER rating, this property offers excellent energy efficiency, leading to estimated annual energy costs of approximately €800-€1,200, a saving of €1,000-€1,400 compared to D-rated properties of similar size which typically cost €1,800-€2,200 per year.
Practical Family Layout: The 98m² terrace home provides a practical layout with 3 bedrooms and 2 bathrooms, aligning with the median 3-bed configuration for properties within a 10km radius, making it ideal for families.
Solid Property Standard: The property's B3 BER rating places it above the typical energy performance of many older homes in the region, offering a distinct advantage in terms of comfort and running costs.
Hypothesis: The B3 BER rating will increasingly become a crucial differentiator in a market with rising energy costs, giving this property a sustained competitive edge and higher resale value compared to lower-rated alternatives.
Amenities
Commuter Convenience: Excellent transport links are available with Bus Éireann routes such as the 220 (to Cork City and Ballincollig) and 225 (to Ringaskiddy) directly serving Carrigaline, making commutes efficient.
Family & Educational Hub: Carrigaline boasts highly-regarded educational facilities including Gaelscoil Carrigaline and Carrigaline Community School, alongside numerous childcare options like Bright Beginnings Childcare, all within the immediate vicinity.
Local Services Abound: Residents benefit from easy access to essential services and shopping with SuperValu and Lidl supermarkets, Walsh's Pharmacy, and the Carrigaline Primary Care Centre all located within Carrigaline town centre.
Hypothesis: Continued development of public transport infrastructure and the sustained growth of Carrigaline as a satellite town of Cork City will further enhance the property's long-term appeal and value, particularly for those seeking a blend of urban amenities and suburban living.
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.