Apartment 201, Northgate House, Cork City Centre, Co. Cork, T12 W659
73 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 606m² · Apartment
Market Position
Below Typical Sale Prices
At €245,000, 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 · 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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
Price Distribution Analysis
73 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
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 8% 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
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 · 73 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 205 North Gate House, North Main St, Cork, Cork | 2025-03-31 | 60m² | |
| 4 Popes Quay Court, Shandon St, Cork, Cork | 2025-12-03 | 54m² |
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 Improvement Potential: With a C1 BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Size Efficiency: At 606.0m², this apartment is considerably larger than typical city centre apartments, offering significant space for its €239,899 estimated value and a potential per-square-meter advantage.
Value Optimization: Upgrading the BER from C1 to a higher rating could unlock further value, especially considering a C1 rating is mid-tier; targeting a B-rating could align it with more energy-conscious buyers and potentially fetch a higher sale price.
Hypothesis: The significant size of the apartment (606.0m²) combined with its C1 BER rating presents an opportunity to dramatically enhance its market appeal and value by focusing on a targeted BER upgrade, potentially transforming it into one of the most spacious and energy-efficient properties within its immediate price bracket.
Amenities
Transport Hub: Situated in Cork City Centre, the property benefits from extensive public transport, with numerous Bus Éireann routes (e.g., 201, 202, 205, 206, 207, 208) operating from nearby St. Patrick's Street and Grand Parade, and Cork Kent Station providing rail links.
Urban Lifestyle: Residents have direct access to amenities like the English Market, numerous cafes such as Filter and Alchemy, restaurants including Bastion and Elbow Lane, and retail outlets on Oliver Plunkett Street and Opera Lane.
Walkable City: The property's location offers exceptional walkability, with key Cork City landmarks like the Shandon Bells, St. Fin Barre's Cathedral, and Fitzgerald's Park all within a 1km to 2km radius, fostering a vibrant urban living experience.
Hypothesis: The prime Cork City Centre location, evidenced by its walkability to major cultural and commercial hubs and excellent bus connectivity, will likely drive consistent demand and maintain property values, even if specific train or Luas services are absent, as intra-city mobility is prioritized.
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.