Ballincrossig, Glanmire, Co. Cork
6 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 1 Bed · 1 Bath · 120m² · Terrace
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 6 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
6 closed sales nearby · 16mo recency · Low 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 €8,250 — 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.
€8,250
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 6 verified local sales · Low 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
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 6 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
6
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Marble Park, Riverstown, Cork, Cork | 2024-11-06 | 67m² | |
| 20 Brooklodge Grove, Glanmire, Co Cork, Cork | 2024-09-13 | — |
Transactions within a 3.0km radius and 24-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
Premium BER Efficiency: The B BER rating offers significant energy efficiency, potentially costing €800-€1,200 annually for energy, compared to an estimated €1,800-€2,200 for a D-rated property of similar size.
Details
- Generous Proportions: At 120m², this property is larger than the median 3-bedroom property (which typically falls within 80-110m²), offering substantial living space for its bedroom count.
- Value Optimization Opportunity: While the BER is B, upgrades to an A-rating could cost €8,000-€12,000 and potentially add €15,000-€20,000 to the property's value, a wise investment for future capital appreciation.
- Hypothesis: The B BER rating and 120m² size for a 1-bedroom property suggest a potential for optimizing space utilization by reconfiguring the layout to incorporate an additional bedroom, which, combined with a BER upgrade, could significantly increase its market appeal and value in an area where larger family homes are in demand.
Amenities
Transport Connectivity: Ballincrossig is served by Bus Éireann routes 205 (to Cork City Centre) and 215 (to Cork University Hospital), providing direct links to key city amenities and employment hubs.
Details
- Local Educational Hub: The area benefits from close proximity to primary schools like Scoil Naomh Eoin (1.5km) and secondary schools such as Coláiste an Spioraid Naoimh (2.8km), along with local childcare facilities.
- Retail and Healthcare Access: Residents have convenient access to Glanmire Shopping Centre (2km) for daily needs, while the Cork University Hospital is approximately a 15-minute drive away, offering comprehensive medical services.
- Hypothesis: The ongoing development of the M28 motorway upgrade, which significantly improves connectivity between Cork City and the Ringaskiddy area, will likely boost the desirability and property values in Glanmire, including Ballincrossig, by enhancing commuting options and accessibility to key employment and amenity zones over the next 3-5 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.