Ballyhillogue, Mourneabbey, Mourneabbey, Co. Cork, P51 PD68
14 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 4 Bed · 4 Bath · 160m² · Detached
Market Position
Priced Within Local Sold Range
At €399,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 5.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 18mo 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 €399,000, 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 €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 sits marginally below the median of comparable sales. 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
Statistical Confidence · High
14
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±13%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Maurice View, Glynn, Moourneabbey Mallow, Cork | 2024-02-02 | 204m² | |
| Glynn, Mourneabbey, Mallow, Cork | 2025-02-10 | — |
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 C1 Efficiency: The C1 BER rating indicates moderate energy efficiency. While not requiring immediate costly upgrades, achieving a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Generous Space Allocation: At 160m², this detached property offers substantial living space, aligning well with the 4-bedroom configuration and exceeding the median of 3 bedrooms within a 100km radius.
Value Optimisation Opportunity: The significant discrepancy between the estimated value (€596,629) and the asking price (€399,000) presents a strong opportunity for value optimization, suggesting the property might be under-marketed or have room for negotiation.
Hypothesis: The property's C1 BER rating, while not ideal, is significantly better than the 100% unknown BER ratings in the wider market data, suggesting a potential advantage that could be enhanced by targeted energy efficiency upgrades, transforming it into a premium offering.
Amenities
Limited Direct Transport Data: Specific bus routes, train stations, or Luas/DART stops serving Ballyhillogue, Mourneabbey directly are not provided in the raw data, making it difficult to assess public transport connectivity.
Local Amenities Unspecified: The provided data does not contain specific details on local schools, hospitals, shops, or lifestyle amenities within the immediate vicinity of Mourneabbey.
Family Service Gap: Without specific named childcare facilities or family services in the data, it's challenging to ascertain the suitability for families with young children based solely on the provided metrics.
Hypothesis: Given the lack of specific transport and amenity data for Mourneabbey, a strategic investment in improving local infrastructure and public transport links, such as the introduction of a direct bus service to a nearby town, could significantly enhance property values in this area.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.