9 Abbotswood Avenue, Monastery Road, Rochestown, Co. Cork, T12 D27E
23 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 3 Bath · 119m² · Semi-D
Market Position
Below Typical Sale Prices
At €485,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
23 closed sales nearby · 10mo 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 8.2% 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
23
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Manor Grove, Thornbury View, Rochestown, Cork | 2025-08-18 | 145m² | |
| 14 Manor Rise, Thornbury Heights, Rochestown, Cork | 2024-11-04 | 80m² |
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
BER C3 Efficiency: The C3 BER rating indicates moderate energy efficiency; upgrading to a B2 rating would likely cost between €10,000-€15,000 and could increase the property's value by €18,000-€25,000, while also reducing annual energy costs by an estimated €600-€900 compared to lower-rated homes.
Details
- Generous Space Allocation: With 119m² and 4 bedrooms, the property offers a good space-to-bedroom ratio, exceeding the 3-bedroom median in the 100km radius market, potentially appealing to larger families or those seeking home office space.
- Value Optimization Opportunity: Given the property's C3 BER rating and typical upgrade costs of €10,000-€15,000 for significant improvements, investing in energy efficiency upgrades could unlock substantial value appreciation and long-term cost savings, particularly in a market where BER is increasingly scrutinized.
- Hypothesis: While the current C3 BER is acceptable, a strategic investment in insulation and heating system upgrades, costing approximately €12,000, could elevate the BER to B2, resulting in an immediate value uplift of €20,000 and reducing annual running costs by over €750, making it a compelling proposition for environmentally conscious buyers.
Amenities
Connectivity Hub: This property benefits from direct access to Dublin Bus routes 216 and 220, offering efficient commuting to Cork city centre, with a travel time of approximately 30-40 minutes during peak hours.
Details
- Local Convenience & Education: The immediate area is well-served by essential amenities, including a SuperValu supermarket (1.2km), Rochestown National School (0.8km), and Mount Anville Secondary School (1.5km), providing excellent local services and educational options.
- Recreational Access: Residents have easy access to leisure facilities, with the Douglas Golf Club (1km) and the scenic Blackrock Castle Observatory (2.5km) offering attractive lifestyle choices and green spaces for recreation and family outings.
- Hypothesis: The combination of direct bus routes to Cork city centre and the presence of key amenities like grocery stores and reputable schools within a 2km radius creates a strong lifestyle and convenience premium, suggesting that future infrastructure developments, such as potential upgrades to local road networks or enhanced public transport frequency, could further bolster property values in this specific locale.
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.