9 Reldare, Model Farm Road, Bishopstown, Co. Cork, T12 AE2N
8 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 4 Bath · 182m² · Detached
Market Position
At the Upper End of Local Sales
At €875,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 11mo 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €15 check before a €875,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
11 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cherry Lodge, Hillsboro, Model Farm Rd, Cork | 2025-06-27 | 219.4m² | |
| 33 Bridgewater, Carrigrohane, Cork, Cork | 2025-05-15 | 126.8m² |
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
A2 BER Advantage: With an A2 BER rating, annual energy costs are estimated at €800-€1,200, offering substantial savings compared to a D-rated property of similar size which could incur €1,800-€2,200 annually.
Generous Proportions: At 182.0m², this property offers ample living space, aligning well with the needs of larger families and offering potential for future configuration changes.
High-Spec Configuration: The property features 4 bedrooms and 4 bathrooms, a configuration that typically commands a premium in sought-after areas due to its practicality and desirability.
Hypothesis: The A2 BER rating, while excellent, could be further optimized; investing €8,000-€12,000 in additional insulation or solar panel integration could potentially push its rating to A1, offering an additional €5,000-€10,000 in value uplift and further reducing annual energy costs.
Amenities
Excellent Transport Links: This property is well-served by bus routes including the 206 and 216 which provide direct access to Cork City Centre, with Cork Kent Train Station approximately 6km away.
Educational Hub: The area boasts strong educational facilities, including University College Cork (UCC) and Cork Institute of Technology (CIT), as well as primary schools like Bishopstown National School and secondary schools such as St. Aloysius College.
Convenient Retail and Healthcare: Proximity to Bishopstown Shopping Centre for daily retail needs and the Cork University Hospital (CUH) within a 2km radius ensures convenient access to essential services.
Hypothesis: The presence of UCC and CIT within close proximity, combined with the property's A2 BER rating, suggests a strong appeal to both academic professionals and students seeking high-quality, energy-efficient accommodation, potentially driving consistent rental demand and value 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.