Ballybrack, Carrignavar, Co. Cork, Carrignavar, Co. Cork, T34 P983
17 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 3 Bed · 2 Bath · 135m² · Bungalow
Market Position
At the Upper End of Local Sales
At €490,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 closed sales nearby · 22mo 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 €490,000, 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 €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €25 check before a €490,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 · 20% 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
€490,000
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
17
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±15%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Seasons, Glenville, Cork, Cork | 2023-12-12 | 130m² | |
| 5 Gleann Ean, Glenville, Cork, Cork | 2023-05-02 | 135m² |
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
BER Rating Advantage: The B3 BER rating indicates better energy efficiency than older properties, likely resulting in annual energy costs approximately €800-€1,400 lower than for a typical D-rated property of similar size in the area.
Spacious Living: At 135.0m², this bungalow offers a generous living space, which is generally well-received in the market and aligns with expectations for a 3-bedroom, 2-bathroom family home.
Upgrade Potential: While B3 is good, upgrading to a B2 or A-rated BER could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear return on investment.
Hypothesis: The B3 BER rating positions this property well against older stock, but further investment in insulation and heating systems could significantly enhance its market appeal and long-term value, especially as energy efficiency becomes a primary purchasing driver.
Amenities
Transport Connectivity: Carrignavar is served by Bus Éireann route 226, connecting residents to Cork City Centre, and is within a reasonable driving distance of Cork Kent train station.
Local Conveniences: Residents have access to local amenities in Carrignavar village including shops, a post office, and is a short drive from larger retail centres like Ballincollig.
Educational Facilities: The area is served by Carrignavar National School and Coláiste Mhuire secondary school, providing local educational options for families.
Hypothesis: While Carrignavar offers a semi-rural lifestyle with essential local amenities and bus connectivity to Cork City, its appeal to a broader market may be enhanced by improved public transport frequency or proximity to a wider range of retail and leisure facilities, which could further solidify its long-term property value.
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.