9A Ardbrack Heights, Kinsale, Co. Cork, P17 HF64
8 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 8 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
8 closed sales nearby · 9mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €24,484 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€24,484
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 8 verified local sales · High 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%).
No asking price is listed. The chart shows the verified closed sales distribution for 8 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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 · High
8
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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.
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 |
|---|---|---|---|
| 10a Ard Brack Heights, Kinsale, Co. Cork, Cork | 2025-10-02 | 57m² | |
| Apt 8, Ardbrack Heights, Kinsale, Cork | 2025-02-14 | 71m² |
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 Efficiency: With a B3 BER rating, this property is likely to have annual energy costs of approximately €1,200-€1,600, compared to €1,800-€2,200 for a D-rated property of similar size.
Size Efficiency: At 60m², this 2-bedroom apartment offers 30m² per bedroom, which is standard for its type, providing reasonable space efficiency for its size.
Value Optimization: While BER B3 is good, a targeted upgrade to B2 could potentially increase property value by €5,000-€10,000 with an estimated cost of €3,000-€6,000, representing a smart investment.
Hypothesis: Given the B3 BER rating and the observed trend of higher BER ratings in newer constructions or renovated properties in sought-after areas like Kinsale, this property's rating suggests it is either a newer build or has undergone some recent upgrades. Future value could be enhanced by achieving a B2 rating, potentially narrowing the gap with properties that have even higher BERs and fetching a premium in a market increasingly focused on energy efficiency.
Amenities
Transport Connectivity: While specific routes are not listed for Kinsale, it is a well-connected town with regular Bus Éireann services linking to Cork City, providing essential public transport.
Lifestyle Hub: Kinsale is renowned for its vibrant culinary scene with numerous award-winning restaurants like Fishy Fishy and Bastion, alongside cafes and artisanal shops, offering a high quality of life.
Walkability: The property's location in Ardbrack Heights offers potential for pleasant walks with access to coastal paths and views of Kinsale Harbour, contributing to its desirability.
Hypothesis: Kinsale's status as a major tourist destination and a hub for gourmet dining, combined with its picturesque coastal setting and good connectivity to Cork City, significantly bolsters property values. Properties within walking distance of the town centre and scenic routes, like this one in Ardbrack Heights, are likely to see sustained demand and price growth due to these strong lifestyle and amenity drivers.
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.