Apartment 27, Waterside, Ashe Quay, Fermoy, Co. Cork, P61 A031
10 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 1 Bath · 61m² · Apartment
Market Position
At the Upper End of Local Sales
At €185,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 23mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €185,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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 · 38% 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
€185,000
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
10
Transactions Analysed
Within 5.0km
23 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt2 Waterside, Ashe Quay Fermoy, Cork, Cork | 2024-07-10 | 62m² | |
| Apt 36, Waterside, Ashe Quay, Cork | 2024-01-17 | — |
Transactions within a 5.0km radius and 36-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
Energy Efficient Living: The B3 BER rating positions this property as highly energy-efficient, translating to estimated annual energy costs of €800-€1,200, which is a significant saving of €1,000-€1,400 compared to D-rated properties typically costing €1,800-€2,200 annually for a similar size.
Details
- Compact & Modern Design: With a size of 61m² and a 2-bed, 1-bath configuration, this apartment offers efficient living space ideal for individuals or couples, contrasting with the larger 3-bed, 3-bath median properties observed in the 5km and 10km radii.
- Upgrade Potential: While already a strong B3, further targeted investment to achieve an A-rated BER could enhance the property's value and appeal even more, potentially adding a premium beyond typical renovation returns, although specific cost data for such an upgrade isn't detailed here.
- Hypothesis: The property's strong BER and compact design directly address the growing market demand for sustainable and manageable living spaces, making it a highly desirable asset in the Fermoy area for those prioritizing efficiency and modern convenience.
Amenities
Strong Transport Links: Fermoy offers excellent connectivity via the M8 motorway for direct road access, and is served by Bus Éireann routes, such as Route 245, linking residents directly to Cork City, while intercity services provide further connections.
Details
- Comprehensive Local Services: The apartment is within easy reach of essential amenities including SuperValu Fermoy, Aldi, and Lidl within a 1km radius for groceries, along with local cafes like Rosie's Cafe and restaurants such as The Grand Hotel, catering to daily needs and leisure.
- Education & Healthcare Access: Families benefit from nearby schools like Bishop Murphy Memorial School and Presentation Secondary School in Fermoy, while healthcare needs are met by Fermoy Medical Centre, local pharmacies, and the accessible Mallow General Hospital within 20km.
- Hypothesis: The combination of practical transport options, a wide array of local shops and dining, and essential services like schools and healthcare positions this apartment as a highly practical and appealing choice for a diverse range of buyers seeking a balanced lifestyle in Fermoy.
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.