8 The Square, Buttery Court, Market Square, Mallow, Co. Cork, P51 FX72
6 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 4 Bed · 3 Bath · 110m² · Duplex
Market Position
Priced Above Local Sales
At €235,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
6 closed sales nearby · 24mo recency · Moderate 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±19%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Buttery Court, Buttery Sq, Mallow, Cork | 2023-11-07 | 94m² | |
| 6 The Square, Buttery Court, Market Square, Cork | 2025-06-30 | 121m² |
Transactions within a 5.0km radius and 36-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 C1 Opportunity: With a C1 BER rating, upgrading to a B2 rating is achievable, estimated to cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a solid return on investment.
Details
- Spacious Family Living: At 110m², this duplex offers a substantial living area, aligning well with the 4-bedroom configuration and providing ample space for a growing family, exceeding the 3-bedroom median in the 100km radius.
- Value Optimization: Given the C1 BER, investing in energy efficiency upgrades would not only reduce annual running costs but also significantly enhance the property's market appeal, potentially closing the gap to its estimated value and improving its long-term resale value.
- Hypothesis: While the C1 BER is a starting point, the property's size and configuration (4 beds, 3 baths) are well-suited for the current market demand for family homes. Strategic investment in BER upgrades, targeting at least a B2, could unlock a significant portion of its estimated value and position it favorably against higher-rated properties, creating a strong value proposition for buyers seeking space and efficiency.
Amenities
Mallow Town Connectivity: Located in Market Square, Mallow, this property benefits from immediate access to local bus services like Bus Éireann routes serving Cork and surrounding towns, with Mallow Train Station offering direct rail links to Cork City and Dublin.
Details
- Local Services Within Reach: The property is centrally located to essential amenities, including shops in Market Square, supermarkets like SuperValu, and healthcare access at Mallow Primary Care Centre and local pharmacies.
- Walkable Community Hub: Being situated in The Square, Buttery Court, implies excellent walkability to Mallow town's amenities, including restaurants such as The Old Water Mill Restaurant, cafes like The Daily Grind, and local parks like Mallow Castle Woods.
- Hypothesis: The central Mallow location, offering good public transport connections via the train station and local bus routes, combined with the high density of essential services and lifestyle amenities within walking distance, suggests strong commuter potential and a high quality of life for residents, which historically supports stable property values and steady appreciation in such towns.
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.