Apt 1, Lee View House, 13 Father Mathew Quay, Cork, T12 W309
64 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 1 Bed · 1 Bath · 70m² · Apartment
Market Position
Below Typical Sale Prices
At €220,000, 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.
64 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 64 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
64 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 median of comparable sales, 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.3% 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
64
Transactions Analysed
Within 1.5km
11 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 · 64 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Trinity Court, Georges Quay, Cork City, Cork | 2025-02-24 | 61m² | |
| 10 Trinity Court, Georges Quay, Cork, Cork | 2024-11-25 | 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
BER Upgrade Potential: The E1 BER rating presents a significant opportunity for value enhancement; upgrading to a B2 rating could cost approximately €12,000-€18,000 and potentially increase the property's value by €20,000-€30,000.
Size Efficiency: At 70.0m², this 1-bedroom apartment offers a reasonable living space, with the price per square meter based on the asking price being approximately €3,143/m², which is below the 1km median sale price per sqm of €4,481.
Value Optimization: Addressing the E1 BER rating through targeted insulation and heating upgrades could optimize value, as properties with better BER ratings typically command a premium in the Cork market, enhancing long-term appeal and reducing operating costs.
Hypothesis: Investing in a BER upgrade from E1 to a C2 or B2 rating would not only reduce annual energy costs by an estimated €900-€1,300 compared to current levels but also significantly improve its marketability and future resale value, making the initial investment of €12,000-€18,000 a strategically sound financial decision for any buyer.
Amenities
Transport Connectivity: Located at Father Mathew Quay, the property benefits from immediate access to numerous Cork City Centre bus routes, including 201, 202, 203, 206, 207, 208, 209, 214, 215, 216, and 219, providing excellent connectivity to all parts of the city and surrounding areas.
Healthcare Access: Proximity to The Bon Secours Hospital Cork (approx. 1.5km) and Mercy University Hospital (approx. 1km) ensures excellent healthcare access, with numerous local pharmacies and GP clinics also within easy walking distance.
Lifestyle and Retail Hub: This property is situated within walking distance of Cork's main shopping districts, including Patrick Street and Oliver Plunkett Street, offering a wide array of retail outlets, supermarkets like SuperValu and Tesco, and numerous cafes and restaurants such as The Oliver Plunkett and Nash 19.
Hypothesis: The exceptional walkability within a 1km radius, offering direct access to the city's primary commercial, educational, and healthcare facilities, coupled with the extensive bus network, makes this location highly attractive to young professionals and those seeking a car-free lifestyle, a trend expected to further drive demand and potentially create a rental yield premium in the coming years.
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.