85 Bandon Road, Cork, T12 X6XR
117 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 3 Bed · 1 Bath · 30m² · Terrace
Market Position
Priced Within Local Sold Range
At €170,000, this home is priced within the typical range of 117 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
117 closed sales nearby · 11mo 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 117 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €170,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
117 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
117
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 117 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Mccurtain Villas, College Rd, Cork, Cork | 2025-05-13 | 87m² | |
| 21 Wycherley Terrace, College Road, Cork, Cork | 2024-11-08 | 48.6m² |
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
Significant BER Upgrade Needed: The G BER rating necessitates substantial investment; upgrading to a C2 rating could cost €12,000-€18,000, potentially increasing the property's value by €20,000-€30,000.
Details
- Small Footprint for 3 Beds: With only 30m² for 3 bedrooms, this property offers a very compact living space, averaging 10m² per bedroom, which is considerably smaller than the median 3-bed property size.
- Optimization Opportunity: The current condition indicated by the G BER rating presents a significant opportunity for value optimization through energy efficiency upgrades, targeting an annual saving of €1,000-€1,400 compared to similar properties with B-rated BERs.
- Hypothesis: Given the 3-bedroom configuration on a 30m² footprint and a G BER, a buyer undertaking a deep renovation focusing on space optimization and energy efficiency could transform this property into a highly desirable, albeit compact, home, potentially achieving a premium on sale price for the improved quality.
Amenities
Key Bus Connectivity: The property is served by several bus routes including Dublin Bus routes 206 and 214, offering direct access to Cork City Centre and surrounding areas.
Details
- Local Healthcare Access: Proximity to the Bon Secours Hospital Cork (approx. 2km) and numerous local pharmacies ensures convenient healthcare access for residents.
- Retail and Leisure Hub: Located near the Wilton Shopping Centre (approx. 1.5km) and The Park Business Centre, providing ample shopping, dining, and local services within easy reach.
- Hypothesis: The density of established amenities and transport links in the vicinity, despite the property's compact size and BER rating, suggests that its location on Bandon Road offers a foundational value that can be significantly enhanced through targeted renovation and modernization, making it an attractive prospect for buyers seeking convenience and potential capital growth.
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.