Ballincrokig, Dublin Pike, Ballincrokig, Co. Cork, T23 PF63
10 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 1 Bath · 221m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 10 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
10 closed sales nearby · 9mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €31,152 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€31,152
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
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 Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 10 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
9 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 |
|---|---|---|---|
| 10 Coppenger Fields, Whites Cross, Cork, Cork | 2025-09-12 | — | |
| Dun An Oir, Ballincrokig, Whites Cross, Cork | 2025-03-14 | 355m² |
Transactions within a 3.0km 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
Costly BER Upgrade: The F BER rating necessitates significant investment; upgrading to a C1 rating could cost an estimated €15,000 - €20,000, potentially increasing property value by €20,000 - €25,000, but requires immediate capital outlay.
Details
- Outdated Bathroom Configuration: With only one bathroom for five bedrooms, this property's configuration is significantly below the market norm, where the median is 2 bathrooms within 100km, potentially impacting desirability and resale value.
- Substantial Living Space: The 221m² size positions this property within the '2X Very Large' category, offering ample living space that is 1.7 times larger than the median 3-bedroom homes in the 100km radius, appealing to larger families.
- Hypothesis: The significant disparity in bathroom count (1 vs. median 2) and the low BER rating (F) suggest that while the property offers substantial living space, immediate investment in key upgrades is crucial for it to align with market expectations and achieve its full value potential, potentially leading to a price correction if not addressed.
Amenities
Limited Public Transport Access: As the property is outside Dublin, specific bus routes, Luas, or DART stations serving Ballincrokig are not provided in the data, indicating a potential reliance on private transport and a less connected lifestyle for commuters.
Details
- Unspecified Local Services: The provided data does not detail specific schools, hospitals, or shopping centers in Ballincrokig, leaving a gap in understanding immediate local conveniences and amenities that would typically support a family home.
- Lack of Walkability Data: With no information on walkability scores or specific pedestrian routes, it's difficult to assess the ease of accessing local shops, parks, or services on foot from this location.
- Hypothesis: The lack of specific amenity data for Ballincrokig, T23PF63, suggests it may be a more rural or less developed area where reliance on private transport and longer travel times to core services are standard, positioning it as a quieter, more secluded option that may appeal to a niche buyer but limit broader market appeal.
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.