8 Abbey Lane, Mountain Road, Carrigaline, Co. Cork
12 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 4 Bath · 193m² · Detached
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 12mo 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
12
Transactions Analysed
Within 1.5km
12 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Meadows, Mountain Rd, Kilmoney, Cork | 2024-12-11 | 172m² | |
| 1 The Monks, Kilmoney, Carrigaline, Cork | 2024-12-19 | 211.4m² |
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
Energy Efficiency Premium: The A2 BER rating offers an estimated annual energy cost saving of €1,000 compared to a D-rated property of similar size, making it financially attractive to buyers concerned with running costs.
Space and Configuration: This 193m² detached property with 4 bedrooms and 4 bathrooms offers ample living space, exceeding the typical configuration of many available properties and appealing to families or those seeking a larger home.
Value Optimization: While no BER upgrades are immediately necessary, future-proofing with minor enhancements could potentially elevate the BER rating further, aiming for A1, which could add an estimated €10,000-€15,000 in resale value.
Hypothesis: The A2 BER rating on a substantial 193m² property indicates a significant investment in modern energy-efficient construction, suggesting that properties with this specification in Carrigaline are ahead of the market curve, potentially commanding a 5-7% premium over comparable non-A-rated homes of similar size and location over the next 3-5 years.
Amenities
Transport Connectivity: While specific routes are not detailed, Carrigaline is known to be served by Bus Éireann routes such as the 226 and 226A, providing connectivity to Cork City Centre and surrounding areas.
Local Facilities: The area offers a good range of amenities including primary schools like Carrigaline Educate Together National School and secondary schools such as Carrigaline Community National School, alongside supermarkets like Tesco and Dunnes Stores.
Lifestyle and Recreation: Residents can enjoy proximity to the scenic Carrigaline Community Park, a variety of local restaurants and cafes, and healthcare access via the Carrigaline Primary Care Centre.
Hypothesis: The strong cluster of 4-bedroom, 4-bathroom detached homes with A2 BER ratings within a 1km radius, coupled with the consistent median sale price of €435,000 for broadly similar properties, suggests a stable, family-oriented market segment that is well-supported by local infrastructure and consistently attractive to a specific buyer profile.
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.