98 Silversprings Court, Tivoli, Co. Cork, T23 E9HX
20 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 2 Bath · 90m² · Semi-D
Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 20 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.
20 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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 median of comparable sales. 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 8.5% 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.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
10 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 Ashmount, Silversprings, Tivoli, Cork | 2024-12-17 | 117m² | |
| 34 Ashmount, Silversprings, Cork, Cork | 2024-12-16 | 125m² |
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 Advantage: The B BER rating offers moderate energy efficiency; upgrading to a B2 would cost an estimated €4,000-€7,000 and could potentially increase property value by €7,000-€10,000, while also saving an estimated €300-€500 annually in energy costs compared to a D-rated property.
Efficient Layout: The 90m² semi-detached property with 3 bedrooms and 2 bathrooms is well-configured for modern family living, aligning with the median of 3 beds and 2 baths in the broader market.
Value Optimization: With an estimated value of €365,990 and an asking price of €310,000, there is a significant gap of over €55,000, offering immediate upside potential for the buyer through strategic price negotiation or minor enhancements.
Hypothesis: The presence of 2 bathrooms in a 3-bedroom semi-detached home is a strong configuration that appeals to families, and further investment in minor cosmetic upgrades could position this property to capture a premium towards the €395,000 p75_sale_price seen in the 100km market over 180 days.
Amenities
Key Transport Links: This property is served by Bus Eireann routes 202 and 219, providing direct access to Cork City Centre and surrounding areas, with a stop located approximately 500m away.
Essential Services Nearby: Within a 1km radius, residents have access to Tivoli Post Office, SuperValu at Mahon Point Shopping Centre (1.5km), and the Bon Secours Hospital Cork (2km).
Family & Leisure Access: The property is within a 1km walk of Scoil naomh Eoin primary school and a 1.5km drive to Fitzgerald's Park, offering green space and recreational opportunities.
Hypothesis: The proximity to the Mahon Point Shopping Centre and the South Ring Road (N25) implies excellent accessibility for commuters and shoppers, suggesting that its location offers a balance of residential tranquility with convenient access to urban amenities, a desirable trait that could drive consistent 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 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.