Boobawn Cross, Labbacallee, Glanworth, Co. Cork, P51 WFC3
29 homes sold nearby. See what they went for — and what to bid on this one.
€349,500 · 4 Bed · 2 Bath · 164m² · Detached
Market Position
Below Typical Sale Prices
At €349,500, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
29 closed sales nearby · 24mo 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 €349,500, 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 €17,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,500, 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.
€17,475
That's what overbidding by just 5% on a €349,500 home costs you — before interest.
A €19 check before a €349,500 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €349,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 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 below the size-adjusted median, suggesting favourable entry conditions. 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: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has remained stable 0% year-on-year, based on the trailing 36-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
29
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±19%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Beechmeadow, Acres, Fermoy, Cork | 2023-05-10 | 242m² | |
| Castlehyde East, Fermoy, Cork, Cork | 2026-01-23 | 209.5m² |
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 Investment: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Space Efficiency: With 164m² and 4 bedrooms, the property offers a spacious configuration, aligning well with family needs, though the price per square meter within 1km (€4,197) is very high compared to 3km (€2,673).
- Value Optimization Potential: Focusing on improving the D2 BER rating would be a key value optimization strategy, as it currently represents a significant cost in terms of energy expenditure, estimated at €1,800-€2,200 annually compared to €800-€1,200 for B-rated properties.
- Hypothesis: The significant difference in price per square meter between the 1km and 3km radii, despite similar sales volume in the 10km range, hints at an opportunity to leverage BER upgrades to bridge the value gap for properties located further out.
Amenities
Transport Connectivity: As an 'outside Dublin' location, specific transport route data (bus, train, Luas, DART) is not provided for this P51WFC3 address, suggesting reliance on private transport.
Details
- Local Services: Specific schools, healthcare, shopping, and lifestyle amenities for Boobawn Cross, Labbacallee, Glanworth, Co. Cork are not detailed in the provided data, requiring further local investigation.
- Family & Childcare: Without specific details on local schools, colleges, or childcare facilities, assessing family-friendliness and convenience is not possible from the provided metrics.
- Hypothesis: The lack of specific public transport and amenity data for this rural Cork address suggests that its value proposition is heavily reliant on localized community services and the inherent appeal of a rural lifestyle, rather than connectivity to larger urban centers.
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.