Bessbrook, 28 Browningstown Park West, Ballinlough, Co. Cork, T12 V9Y6
67 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 1 Bath · 90m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 67 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
67 closed sales nearby · 10mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
67 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
67
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 67 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Browning Stown, Doughlas, Park East, Cork | 2025-09-25 | 96m² | |
| St Brochnach's, Browningstown Park, Douglas, Cork | 2024-11-13 | 116m² |
Transactions within a 1.5km 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
BER Rating Deficiency: The property has a G BER rating, indicating significant potential for energy cost savings through upgrades; an investment of €8,000-€12,000 to upgrade to a B2 rating could increase property value by €15,000-€20,000 and reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Size Efficiency: At 90m², this 3-bedroom semi-detached property aligns with the median 3-bed configuration in the market (median 3 beds within 100km), but its single bathroom is below the median of 2 bathrooms in the 10km, 20km, 50km, and 100km radii.
Value Optimization Opportunity: Given the G BER rating and a single bathroom which is less than the median of 2 across all analysed radii, there is a clear opportunity to increase the property's marketability and value through targeted energy upgrades and potential bathroom modernization, estimated to cost €10,000-€15,000 for the latter.
Hypothesis: The property's G BER rating and single bathroom are significant detractors; however, these represent tangible opportunities for value enhancement, with strategic renovations potentially yielding a return on investment of 15-20% through improved energy efficiency and increased functionality.
Amenities
Transport Links: The Ballinlough area is served by multiple Cork City Centre bus routes, including the 200 series routes (e.g., 206, 215) connecting to the city centre, and is approximately a 15-20 minute drive to Cork Kent train station.
Local Amenities: Residents have access to numerous amenities within a 2km radius, including Wilton Shopping Centre, Bons Secours Hospital, Cork Institute of Technology (CIT), and a variety of local shops, cafes like Liberty Cafe, and restaurants.
Green Spaces: The property is in proximity to Fitzgerald's Park and Lough Mahon, offering recreational opportunities. Ballinlough Park itself is a local amenity for residents.
Hypothesis: The strong connectivity to Cork City Centre via multiple bus routes and the proximity to significant employment and retail hubs like CIT and Wilton Shopping Centre, coupled with good local parks, positions Ballinlough as a highly desirable residential area for professionals and families, supporting current strong market performance.
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.