8 The Crescent, Greenvalley, Donnybrook, Co. Cork, T12 D8KX
61 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 96m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 61 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
61 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 61 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
61 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 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 2.7% 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
61
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±10%
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 · 61 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 The Crescent, Greenvalley, Donnybrook, Cork | 2025-12-17 | 99m² | |
| 27 The Crescent, Greenvalley, Donnybrook, Cork | 2025-08-25 | 142m² |
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 Advantage: With a B3 BER rating, this property offers significant energy efficiency, translating to estimated annual energy costs of €800-€1,200, substantially lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Optimised Layout: The 96m² size with 3 bedrooms and 2 bathrooms matches the median configuration for sold properties across all radii (5km, 10km, 20km), indicating a practical and highly sought-after layout in the local market.
- Future-Proofed Investment: Achieving a B3 BER rating places this property well within a desirable energy efficiency bracket, reducing the immediate need for costly insulation or heating system upgrades often required for lower-rated homes (D, E, F, G).
- Hypothesis: BER Premium Growth: As energy costs continue to rise and buyer awareness of sustainability increases, properties with B-rated BERs like this one will command an increasingly higher premium in the Donnybrook market, potentially outpacing the general market growth rate.
Amenities
Strategic Transport Access: Donnybrook is well-served by Bus Éireann routes, with key links to Cork City Centre via routes such as the 205 (Douglas Road) and 216 (through Frankfield/Grange, linking to city), enhancing commuter convenience; Cork Kent Train Station is the primary regional rail hub.
Details
- Comprehensive Local Facilities: Families benefit from proximity to educational institutions like St. Luke's National School and Douglas Community School, while healthcare needs are met by local pharmacies such as Hickey's Pharmacy in Douglas, complemented by major hospitals like Cork University Hospital.
- Vibrant Lifestyle & Retail Hubs: Residents enjoy access to extensive shopping at Douglas Village Shopping Centre and Mahon Point Shopping Centre, alongside local cafes and restaurants in nearby Douglas, and recreational spaces like Ballybrack Woods and Douglas Community Park for leisure activities.
- Hypothesis: Suburban Family Appeal: The strong combination of reputable schools, diverse shopping centers, accessible green spaces, and reliable public transport links within the Donnybrook area suggests a sustained appeal for families, driving consistent demand and property value appreciation.
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.