8 Knights Court, Old Youghal Road, Mayfield, Co. Cork, T23 N2N2
34 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 1 Bath · 93m² · Semi-D
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 34 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
34 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 €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
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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 6.6% 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
34
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Murmont Crescent, Mayfield Heights, Cork, Cork | 2025-12-18 | 113m² | |
| 48 Murmont Rd, Mayfield Heights, Cork, Cork | 2024-11-06 | 107.8m² |
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 Efficiency: The C3 BER rating indicates moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €400-€800 compared to its current rating.
Space Utilization: At 93m², this 3-bedroom, 1-bathroom semi-detached home offers a standard configuration for its size, but the single bathroom could be a limiting factor in perceived value for families, potentially impacting its competitive edge against properties with 2 bathrooms in the same price bracket.
Value Optimization: Given the C3 BER rating and single bathroom, strategic renovations focusing on energy efficiency upgrades and a second bathroom could optimize its market appeal and value, potentially adding €25,000-€35,000 in value for an investment of €15,000-€25,000.
Hypothesis: While the C3 BER is acceptable, the presence of only one bathroom in a 3-bedroom property suggests a potential value ceiling. Adding a second bathroom, even a modest one, could unlock significant value, pushing its price towards the median for similar-sized properties with superior facilities, representing a return on investment of 150-200% on the renovation cost.
Amenities
Transport Links: While specific bus routes are not provided, Mayfield is generally well-served by Cork City Council bus services, offering connectivity within Cork City and to surrounding areas, though no Luas, DART, or train stations are directly accessible within immediate walking distance.
Local Facilities: Residents have access to essential amenities such as shops, supermarkets (e.g., Dunnes Stores, Lidl), and various services along the Old Youghal Road and within the surrounding Mayfield area.
Green Spaces: The property is situated in proximity to local parks and recreational areas, offering residents access to outdoor spaces for leisure and family activities, contributing to a good quality of life.
Hypothesis: The lack of direct rail or Luas connectivity in Mayfield, coupled with its status as a suburban location outside Dublin, suggests that while local amenities are sufficient, its appeal to a broader commuter market is limited. This reliance on bus services and local amenities might cap its value appreciation compared to areas with direct public transport links to major employment hubs.
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.