78 Cluain Ard, Blarney, Blarney, Co. Cork, T23 YKK0
10 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 5 Bed · 3 Bath · 154m² · Detached
Market Position
At the Upper End of Local Sales
At €645,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 7mo 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 31% 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
€645,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±19%
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 Bracken Wood, Blarney, Cork, Cork | 2025-11-21 | 123m² | |
| Ashcroft, Station Rd, Blarney, Cork | 2025-07-25 | 289.9m² |
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
Energy Efficiency Savings: The A2 BER rating suggests annual energy costs of €800-€1,200, compared to an estimated €1,800-€2,200 for a D-rated property of similar size, offering potential annual savings of €1,000-€1,400.
Details
- Spacious Family Home: With 154.0m² and 5 bedrooms, this property offers ample space, aligning with the 'Very Large' size category and the '4+ Bed' configuration which is in demand.
- Value Optimization Potential: While the A2 BER is excellent, a strategic upgrade to A1 (if feasible) or further efficiency improvements could potentially add €10,000-€15,000 in value, considering the €8,000-€12,000 estimated cost for significant upgrades on properties with lower BER ratings.
- Hypothesis: The combination of a high BER rating and a substantial size suggests that while the property is already of high quality, subtle enhancements in areas like smart home technology or advanced heating controls could further differentiate it in the premium segment of the market, potentially increasing its desirability and a further 2-3% value uplift.
Amenities
Commuter Convenience: While specific routes for Blarney aren't provided, similar locations often benefit from Cork's extensive bus network. For example, routes like Bus Eireann 215 and 220 connect Blarney to Cork City Centre (approx. 20-30 min drive off-peak).
Details
- Local Educational Hub: The property is ideally located near several reputable schools including Scoil Mhuire gan Smál (Primary) and Scoil Ghobnatan Naofa (Primary), with St. Aloysius College (Secondary) also within a convenient distance.
- Retail and Healthcare Access: Residents have convenient access to a range of amenities including Dunnes Stores and SuperValu supermarkets in Blarney town centre, with Cork University Hospital and Bon Secours Hospital within a 20-minute drive.
- Hypothesis: The positioning of Blarney as a desirable suburban location with good transport links and family-oriented amenities means that any future infrastructure improvements, such as enhanced bus frequency or the development of new local retail centres, could significantly boost property values in areas like Cluain Ard by further reducing commute times and increasing local convenience.
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.