Annaclone, 18 Limeworth, Carriganarra, Ballincollig, Cork, Ballincollig, Co. Cork, P31 D328
12 homes sold nearby. See what they went for — and what to bid on this one.
€1,200,000 · 5 Bed · 4 Bath · 256m² · Detached
Market Position
At the Upper End of Local Sales
At €1,200,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 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 €1,200,000, 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 €60,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,200,000, 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.
€60,000
That's what overbidding by just 5% on a €1,200,000 home costs you — before interest.
A €19 check before a €1,200,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,200,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Limeworth, Carrigrohane, Cork, Cork | 2025-05-19 | 298.6m² | |
| 20 Cranford Pines, Ballincollig, Cork, Cork | 2025-06-16 | — |
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
Good Energy Efficiency: With a C1 BER rating, this property offers favorable energy efficiency, leading to estimated annual energy costs of €1,200-€1,600, which is approximately €400-€800 less than a typical D-rated property of similar size.
Expansive Living Space: Spanning 256m² with 5 bedrooms and 4 bathrooms, this detached home offers a significantly larger footprint and greater capacity than the local median of 3 beds and 2 baths within a 5km radius, catering to larger families or those seeking ample space.
Abundant Modern Conveniences: With 4 bathrooms for 5 bedrooms, the property provides a high level of convenience and privacy, a sought-after feature that surpasses the median of 2 bathrooms in the local 5km market and enhances its appeal to premium buyers.
Hypothesis: Upgrading the C1 BER to a B2 rating through targeted enhancements like solar panels or enhanced insulation, estimated to cost €5,000-€8,000, could potentially increase the property's value by €10,000-€15,000 and offer even greater long-term energy savings.
Amenities
Extensive Transport Links: The property benefits from excellent bus connectivity with frequent routes like the 220/220X/220A serving Ballincollig, providing direct access to Cork City Centre (approx. 15-20 minutes travel time) and Kent Station, enhancing commuter convenience.
Comprehensive Local Amenities: Ballincollig offers a wide range of essential services including major supermarkets like Tesco and Dunnes Stores within a 5-10 minute drive, along with the Ballincollig Primary Care Centre and multiple pharmacies, ensuring daily needs are easily met.
Rich Educational & Recreational Hub: Families have access to highly-rated schools such as Scoil Eoin National School and Ballincollig Community School, complemented by the expansive Ballincollig Regional Park for leisure and outdoor activities, all within a 5km radius.
Hypothesis: The continuous growth and development of Ballincollig as a strategic town, particularly with ongoing investment in new retail and recreational facilities, will further solidify its appeal as a commuter hub, potentially driving sustained demand and property value growth in areas like Limeworth.
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.