96 Knockpogue Avenue, Farranree, Farranree, Co. Cork, T23 DX48
73 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 2 Bath · 147m² · Terrace
Market Position
Below Typical Sale Prices
At €250,000, 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.
73 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 73 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
73 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 15.3% 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
73
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 · 73 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 121 Knockpogue Ave, Farranree, Cork, Cork | 2025-10-15 | 85m² | |
| 4 Farranferris Place, Farranree, Cork, Cork | 2026-01-16 | — |
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 Rating Impact: The G BER rating indicates significant potential for energy efficiency upgrades; investing €10,000-€15,000 in insulation and heating systems could increase property value by €15,000-€20,000 and reduce annual energy costs by an estimated €1,200-€1,800 compared to current levels.
Details
- Size vs. Local Average: At 147m², this property is substantially larger than the median 3-bedroom properties (typically around 100-120m²) within a 10km radius, offering considerable potential space that is currently under-realised given the 2-bedroom configuration.
- Value Optimization Gap: The current 2-bedroom, 2-bathroom configuration in a large 147m² property presents a significant opportunity for optimisation, as properties of this size typically accommodate 3 or 4 bedrooms, potentially unlocking an additional €50,000-€80,000 in value through reconfiguration.
- Hypothesis: Given the exceptionally large size for a 2-bedroom property and a G BER rating, the property is currently undervalued by the market due to its configuration and energy inefficiency; a strategic renovation focusing on increasing bedroom count to three or four and improving BER to a C or B rating could see its value increase by €80,000-€120,000.
Amenities
Transport Connectivity: The area is served by Bus Eireann routes 202 and 206, providing direct links to Cork City Centre, and is approximately a 20-minute drive to Cork Kent Train Station.
Details
- Local Facilities: Residents have access to local amenities such as Farranree Post Office, Dunnes Stores in the nearby Blackrock Centre (approx. 2km), and the Mercy University Hospital is approximately a 10-minute drive away.
- Walkability and Parks: Knockpogue Avenue is within walking distance of Farranree Park and the Glen River Park, offering green spaces for recreation, and local shops on Church Road are accessible within a 15-minute walk.
- Hypothesis: While the property is situated in an area with reasonable local amenities and bus connectivity, the lack of nearby rapid transit (Luas/DART equivalent) and the distance to major employment hubs like Cork City Centre (requiring a bus or significant drive) limit its appeal to commuters, suggesting a potential price ceiling compared to properties with more direct and faster transport links.
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.