8 Ring Fort Drive, Kinsale Manor, Kinsale, Co. Cork, P17 XW84
20 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 3 Bath · 128m² · Semi-D
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 9mo 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 €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €35 check before a €575,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €575,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Ring Fort Drive, Kinsale Manor, Kinsale, Cork | 2025-12-08 | 128m² | |
| 14 Cove Walk Avenue, Kinsale Manor, Rathbeg, Cork | 2024-12-18 | 111m² |
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 Savings: With an A3 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, compared to €1,800-€2,200 for a comparable D-rated property of similar size, saving €1,000-€1,400 annually.
Size Efficiency: The 128m² size of this 4-bedroom, 3-bathroom semi-detached home is well-proportioned for its type, offering good space utilization without excessive unutilized area, likely appealing to families.
Value Optimization Potential: While the property has an A3 BER, further insulation upgrades or solar panel installations could potentially push its rating higher, possibly increasing its value by an estimated €10,000-€15,000 and enhancing long-term energy savings.
Hypothesis: The A3 BER rating, while excellent, suggests that minor efficiency gains to achieve an A2 or A1 rating (potentially costing €5,000-€8,000 in targeted upgrades) could yield a disproportionate increase in market appeal and a premium of €15,000-€20,000 in a market that increasingly values sustainability and low running costs.
Amenities
Transport Connectivity: While the data doesn't specify routes for Kinsale, Co. Cork, typical regional transport would likely involve Bus Éireann services connecting to Cork City, and while no Luas or DART would serve this specific area, train access would be via nearby Cork Kent Station.
Lifestyle & Healthcare Access: Kinsale is known for its vibrant culinary scene with numerous restaurants like Fishy Fishy and Bastion, along with amenities such as the Kinsale Community Hospital and pharmacies like O'Sullivan's Pharmacy, providing excellent local services.
Family and Recreational Facilities: The area offers green spaces like the Charles Fort National Monument grounds for recreation, and local childcare options would typically be available in the town centre, catering to family needs.
Hypothesis: The strong identity of Kinsale as a destination town, renowned for its restaurants and picturesque harbour, significantly enhances its lifestyle appeal beyond typical commuter towns, suggesting that properties here command a lifestyle premium that may justify higher prices than purely functional residential areas, even with less direct public transport to major urban centres.
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.