8 The View, Priory Court, Watergrasshill, Co. Cork, Watergrasshill, Co. Cork, T56 YD89
15 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 3 Bath · 93m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
15
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±16%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 The Lawn, Priory Ct, Watergrasshill, Cork | 2025-07-04 | 102m² | |
| 9 The Beeches, Ard Cashel, Watergrasshill, Cork | 2025-05-08 | 92m² |
Transactions within a 3.0km radius and 24-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 Improvement Potential: Upgrading the C1 BER rating to a B2 would likely cost between €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings of approximately €700-€1,000 compared to its current rating.
Details
- Efficient Footprint: The 93m² size is a standard and practical footprint for a 3-bedroom home, making it appealing to a broad range of buyers without being excessively large to maintain.
- Value Optimization Opportunity: While the BER is C1, further insulation, window upgrades, or a more efficient heating system costing an estimated €8,000-€12,000 could elevate it to a B2, unlocking potential value increase of €15,000-€20,000.
- Hypothesis: The current C1 BER rating suggests an opportunity for significant capital appreciation through targeted energy efficiency upgrades. Investing €8,000-€12,000 could position this property to compete with A-rated homes in terms of running costs, potentially commanding a premium of €15,000-€20,000 and reducing annual energy bills by €700-€1,000, thereby appealing to environmentally conscious buyers and investors.
Amenities
Connectivity via Bus Route 226: Watergrasshill is served by Bus Eireann route 226, providing direct access to Cork City Centre.
Details
- Local Services: Within Watergrasshill, residents have access to amenities such as Walsh's SuperValu, Centra, and a pharmacy, catering to daily needs.
- Educational Access: Nearby schools include St. Joseph's National School in Watergrasshill and St. Colman's Community College in Midleton, providing educational options for families.
- Hypothesis: The ongoing development plans for the N25 road improvements, including potential junction enhancements near Watergrasshill, could significantly reduce commute times to Cork City, thereby increasing property values by an estimated 5-10% in the medium term, making this area a more attractive commuter hub.
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.