92 Pearse Road, Ballyphehane, Turners Cross, Co. Cork, T12 YD35
71 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 1 Bath · Terrace
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Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 71 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
71 closed sales nearby · 12mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 71 verified local sales · High confidence
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Price Distribution Analysis
71 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median of comparable sales.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 15.2% 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
71
Transactions Analysed
Within 1.5km
12 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 · 71 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Clarkes Rd, Ballyphehane, Cork, Cork | 2025-06-20 | 109m² | |
| 10 Joe Murphy Road, Ballyphehane, Cork, Cork | 2025-12-19 | 87.3m² |
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 Investment Opportunity: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 but is estimated to increase the property's value by €15,000-€20,000, presenting a clear return on investment opportunity.
Size Efficiency: At 120m², this 3-bedroom, 1-bathroom terrace offers a reasonable living space, though the single bathroom may be a practical limitation for larger families or guests, potentially impacting desirability and resale value.
Value Optimization Potential: The current estimated value of €341,747 for a D2 BER rated property suggests that significant value could be unlocked through energy efficiency upgrades and potentially a bathroom modernization.
Hypothesis: Given the D2 BER rating, the property's current estimated value is likely heavily discounted due to anticipated energy costs and upgrade requirements; however, strategic investments in insulation and heating systems could transform it into a more desirable, higher-value asset within the local market where a higher proportion of recent sales are above €345,000.
Amenities
Transport Connectivity: The area is served by multiple Dublin Bus routes, including routes 206, 214, and 219, providing direct access to Cork city centre and surrounding suburbs.
Local Conveniences: Within walking distance are essential amenities including The Glen Sports Complex, Scoil Mhuire Gan Smál primary school, and a local Lidl supermarket, catering to daily needs.
Walkability and Access: Pearse Road offers good pedestrian access with footpaths leading to the main routes, and the nearby Blackrock Castle Observatory and Victoria Hospital provide leisure and healthcare facilities.
Hypothesis: The presence of numerous bus routes like the 206 and 214, combined with proximity to essential services such as schools and supermarkets, positions this property favorably for buyers seeking a balance of urban convenience and suburban living, and any future development or public transport enhancements in Ballyphehane could significantly boost its appeal and value.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.