Bellvee, Ballyviniter Upper, Mallow, Co. Cork, P51 EFV5
19 homes sold nearby. See what they went for — and what to bid on this one.
€685,000 · 5 Bed · 4 Bath · 293m² · Detached
Market Position
Priced Within Local Sold Range
At €685,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 20mo 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 €685,000, 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 €34,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €685,000, 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.
€34,250
That's what overbidding by just 5% on a €685,000 home costs you — before interest.
A €19 check before a €685,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 above 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
19
Transactions Analysed
Within 5.0km
20 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Beaulieu, Ballylinter Lower, Mallow, Cork | 2024-01-25 | 171m² | |
| 14 Hazel Brooke, Ballyviniter, Mallow, Cork | 2025-09-10 | 115m² |
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
Energy Efficiency Rating: With a B3 BER rating, this property is performing reasonably well, however, upgrading to a B1 or A-rated BER could cost an estimated €6,000-€10,000 and potentially increase its value by €10,000-€15,000, while reducing annual energy costs by approximately €500-€800 compared to its current B3 rating.
Spacious Living: The property offers a generous 293.0m² of living space across 5 bedrooms and 4 bathrooms, which is likely a significant advantage in a market where larger family homes are in demand.
Value Optimization: While the BER is good, focusing on minor insulation upgrades and efficient heating system maintenance could optimize running costs, with an estimated annual saving of €200-€300 on energy bills compared to a standard D-rated property of similar size.
Hypothesis: Given the B3 BER rating, this property has room for further optimisation; a targeted investment of €5,000-€8,000 in loft and wall insulation could push the BER towards B1/A2, unlocking an estimated €10,000-€15,000 in potential value uplift and reducing annual energy expenses by a further €400-€600.
Amenities
Transport Connectivity: Mallow, Co. Cork benefits from Mallow Train Station, offering direct rail links to Cork City and Dublin, as well as national bus services from Cork, Tralee, and Killarney, facilitating regional travel.
Local Services Access: The property is situated within reach of Mallow town centre, which provides access to amenities such as Cork Retail Park, offering various retail outlets and supermarkets like Dunnes Stores and Tesco, as well as local pharmacies and health clinics.
Educational Facilities: The area surrounding Mallow includes St. Mary's Secondary School and Davis College, providing secondary education options, and various primary schools within a reasonable distance, catering to family needs.
Hypothesis: While Mallow offers good regional connectivity via rail and bus, the lack of specific local bus routes mentioned and reliance on a car for accessing most amenities within a practical timeframe suggests that properties further from the town centre, like Bellvee, Ballyviniter Upper, may appeal more to those prioritizing rural living over daily commuting convenience.
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.