Apartment 18, Arcadia Hall, Cork City Centre, T23 HE26
45 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 1 Bath · 55m² · Apartment
Market Position
Below Typical Sale Prices
At €195,000, 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.
45 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
45 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 6.5% 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
45
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Dun Laoi, Union Quay, Cork, Cork | 2025-07-20 | 62m² | |
| 8 Bruach Na Laoi, Union Quay, Cork, Cork | 2024-12-18 | 57m² |
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
Significant BER Improvement Potential: With a BER rating of SI_666 (Unknown), upgrading from a typical D-rated equivalent could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Details
- Space Efficiency: At 55.0m², this 3-bedroom apartment offers 18.33m² per bedroom, which is on the smaller side compared to typical new builds, potentially impacting comfort and functionality.
- Value Optimization Opportunity: The current 'Unknown' BER rating means potential buyers are unaware of energy efficiency, presenting an opportunity for value enhancement through a professional energy assessment and subsequent upgrades which could boost market appeal and reduce long-term running costs.
- Hypothesis: The significant number of sales within a 10km radius (293 sales in 180 days) at a median sale price of €365,000 suggests that properties with a better BER rating command a substantial premium, implying that investing in improving the BER from 'Unknown' to a 'B' rating could yield a return of at least 15-20% on the upgrade cost, translating to an increase in saleable value.
Amenities
Excellent City Centre Connectivity: Located in Cork City Centre, the property benefits from direct access to numerous Bus Éireann routes serving the wider Cork region, including routes 201, 202, and 205, providing excellent public transport options.
Details
- Prime Educational Hub: The vicinity offers numerous educational facilities including University College Cork (UCC) within 1km, Cork Institute of Technology (CIT) accessible via direct bus routes, and several primary and secondary schools such as Scoil Mhuire Gan Smál and Presentation Brothers College.
- Vibrant Lifestyle Amenities: Residents have immediate access to a wide array of restaurants like Oliver Plunkett, cafes such as Idaho Cafe, and retail outlets including Oliver Plunkett Street and the English Market, all within a 500m radius.
- Hypothesis: The high density of amenities and transport links in Cork City Centre, coupled with a strong demand indicated by the 69.54% of properties selling above asking within 10km in the last 30 days, suggests that properties like this, if updated and marketed effectively, could see their value increase by up to 10-15% due to their inherent location advantages and the ongoing regeneration efforts in the city.
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.