C11 Edenhall, Model Farm Road, Cork, Co. Cork, T12 YA72
5 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 1 Bath · 101m² · Apartment
Market Position
Below Typical Sale Prices
At €250,000, 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.
5 closed sales nearby · 28mo recency · Low 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 median of comparable sales, 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
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±19%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Curraghconway, Ballycurreen, Co Cork, Cork | 2026-01-12 | 100m² | |
| 20 Curraghconway Court, Frankfield, Co. Cork, Cork | 2024-02-21 | — |
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 Impact: The C3 BER rating suggests moderate energy efficiency; however, upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Annual Energy Cost Comparison: With a C3 BER rating, annual energy costs are estimated to be around €1,500-€1,900, which is higher than the €800-€1,200 for properties with an A2 rating in the local area.
Space Optimization Opportunity: This 101m² apartment with 4 bedrooms and 1 bathroom presents an opportunity for value enhancement by considering reconfiguring the bathroom situation to potentially add a second bathroom, which could significantly boost appeal and value.
Hypothesis: The C3 BER rating, while not poor, may be a significant factor for buyers prioritizing energy efficiency, and focused retrofitting to a B-rating could unlock a 7-10% uplift in market value within a 1km radius, given the price per sqm variance.
Amenities
Transport Connectivity: While specific routes are not provided for this Cork location, the Model Farm Road area is typically well-served by Cork's public transport network, likely including routes like the 206 and 208 which connect to Cork City Centre and major hubs.
Educational Facilities: The property is situated in proximity to several educational institutions, including University College Cork (UCC) and Cork Institute of Technology (CIT), as well as numerous primary and secondary schools in the Bishopstown and Model Farm Road areas.
Healthcare Access: Residents have convenient access to healthcare services, with the Cork University Hospital (CUH) and The Bon Secours Hospital Cork located within a short drive or public transport journey.
Hypothesis: The strong presence of educational institutions like UCC and CIT, combined with proximity to major hospitals, creates consistent demand for rental properties in this area, suggesting that a 4-bed apartment, even with one bathroom, could attract strong rental yields from students or medical professionals.
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.