9 pearse avenue, mallow, co. cork, p51 w24y
15 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 3 Bed · 1 Bath · 80m² · Terrace
Market Position
At the Upper End of Local Sales
At €240,000, 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.
15 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 €240,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 19% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 37% 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
€240,000
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 · High
15
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Waters Place, Mallow, Cork, Cork | 2025-08-01 | 92m² | |
| 15 Osullivan Pl, Mallow, Cork, Cork | 2025-10-15 | 128m² |
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
Energy Efficiency: With a C3 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,000-€1,400, compared to €1,800-€2,200 for a typical D-rated property of similar size, potentially saving €400-€1,200 annually.
Details
- Configuration Alignment: The property's 80m² size and 3-bedroom layout align with the median 3-bedroom configuration in the 5km radius; however, its single bathroom falls below the local median of two bathrooms, potentially impacting appeal for some buyers.
- Value Optimization: As a terraced home of 80m², the property offers a practical and manageable living space, consistent with common family home sizes in the area, providing a solid foundation for potential upgrades to enhance its market value.
- Hypothesis: While the C3 BER rating is favourable, strategically investing in a bathroom upgrade or adding a second toilet could significantly boost the property's market appeal and final sale price, bridging the gap to the two-bathroom median seen in local sales within 5km.
Amenities
Commuter Convenience: Excellent transport connectivity is provided by Mallow Train Station, approximately 1.5km away, offering direct rail links to Cork City and Dublin, complemented by Bus Éireann routes passing through Mallow (e.g., Limerick-Cork service).
Details
- Educational Hub: The property benefits from close proximity to key educational facilities such as St. Patrick's Boys' National School and Scoil Ghobnatan, both within 1km, along with secondary options like Patrician Academy (approx. 1.5km).
- Local Lifestyle: Residents have easy access to essential amenities including Dunnes Stores and Lidl (both within 1.5km) for shopping, and recreational opportunities at Mallow Town Park (approx. 1.5km) and Mallow Castle (approx. 1.5km).
- Hypothesis: The comprehensive array of amenities within a 2km radius, particularly the robust transport infrastructure and diverse educational and retail facilities, firmly establishes Pearse Avenue as a highly desirable and stable residential location, especially appealing to families and commuters seeking convenience.
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.