bride valley cottage, gurranreigh, lissarda, macroom, co. cork, p14 dn30
11 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 2 Bed · 1 Bath · 72m² · Detached
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 6.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 6mo 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 aligns with 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
Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
6 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Bride Valley Cottage, Gurranreigh, Lissarda, Cork | 2025-10-08 | 72m² | |
| Hornhill Bungalow, Lissarda, County Cork, Cork | 2024-07-08 | 128m² |
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 Investment: With a D1 BER rating, upgrading to a B2 could cost €8,000-€12,000 but potentially increase the property value by €15,000-€20,000, making it a sound investment.
Details
- Running Cost Comparison: Current annual energy costs for this D1-rated 72m² property are estimated at €1,800-€2,200, significantly higher than the €800-€1,200 for typical B-rated properties of similar size.
- Compact Living: At 72m², this 2-bedroom, 1-bathroom detached home offers a compact living space, which is smaller than the median 3-bedroom properties typical of the 50km radius, catering to buyers seeking a manageable footprint.
- Hypothesis: The smaller size and BER D1 rating present a significant opportunity for value appreciation; targeted energy upgrades and strategic interior modernisation could elevate this cottage's market appeal and achieve prices closer to the higher-spec, larger homes found in the wider 10km radius.
Amenities
Local Connectivity: This property, while rural, is approximately 8km from Macroom town centre, which is served by Bus Éireann routes like the 233 (Cork - Macroom - Ballyvourney - Kerry direction) providing public transport options for residents.
Details
- Essential Facilities Access: Macroom provides access to essential amenities including Macroom Health Centre, pharmacies like Hickey's Pharmacy, and supermarkets such as SuperValu Macroom, all within a reasonable driving distance.
- Lifestyle & Education: Families benefit from nearby educational facilities like Macroom Boys National School and St. Mary's Secondary School Macroom, while lifestyle amenities include Macroom Castle Demesne for recreation and local cafes/restaurants in the town center.
- Hypothesis: The appeal of this property is significantly enhanced by its rural tranquility combined with relatively quick access to Macroom's amenities, suggesting a growing market for buyers seeking a balanced lifestyle, where the benefits of countryside living outweigh the limited immediate walkability.
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.