83 An Sruthan Beag, Clogheen, Clonakilty, Co. Cork, Clonakilty, Co. Cork, P85 XK26
7 homes sold nearby. See what they went for — and what to bid on this one.
€800,000 · 5 Bed · 3 Bath · 2239m² · Detached
Market Position
At the Upper End of Local Sales
At €800,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 8mo 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 €800,000, 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 €40,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €800,000, 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.
€40,000
That's what overbidding by just 5% on a €800,000 home costs you — before interest.
A €19 check before a €800,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €800,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 40% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€800,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 82 An Sruthan Beag, Clogheen, Clonakilty, Cork | 2025-07-28 | 22.4m² | |
| 88 An Sruthan Beag, Clogheen, Clonakilty, Cork | 2025-10-10 | 125m² |
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
Exceptional BER Rating: The A2 BER rating signifies superior energy efficiency, with annual energy costs estimated at €800-€1,200, offering substantial savings compared to the €1,800-€2,200 estimated for D-rated properties of similar size.
Details
- Generous Size: The property boasts a substantial size of 2239.0m², significantly larger than the median property size in the 100km radius, suggesting ample living space and potential for value optimization through targeted renovations.
- Configuration Advantage: With 5 bedrooms and 3 bathrooms, the property exceeds the median of 3 bedrooms and 2 bathrooms in the 100km radius, catering to larger families or those seeking versatile living arrangements.
- Hypothesis: The high BER rating and substantial size offer a strong foundation for future value enhancement, where targeted upgrades focused on specific premium finishes or extensions could further elevate its market position, potentially commanding a higher premium than observed in the immediate vicinity due to its superior energy performance and spaciousness.
Amenities
Connectivity Lacking Specifics: While the property is outside Dublin, the provided data does not specify actual bus routes, train stations, or Luas/DART stops serving Clonakilty, hindering a clear assessment of public transport connectivity.
Details
- Local Educational Access: Clonakilty provides access to educational facilities, with Scoil na mBuachaillí and Scoil na gcailíní as primary options, and the choice of secondary schools within the town.
- Limited Local Retail Data: Specific shopping centres, supermarkets, or retail outlets in close proximity to 83 An Sruthan Beag are not detailed, leaving a gap in understanding immediate convenience for daily needs.
- Hypothesis: The absence of detailed local transport and retail infrastructure in the provided data for Clonakilty suggests that while the area offers a tranquil setting, its appeal to a broader buyer base may be limited without clear evidence of accessible public transport links to major employment hubs or convenient local amenities, potentially impacting its long-term desirability and value growth compared to more connected regions.
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.