Carhoo, Kilcully, White's Cross, Co. Cork, T23 RR58
16 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 2 Bath · 204m² · Detached
Market Position
Priced Above Local Sales
At €595,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
16 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 3.0km · 18 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
16
Transactions Analysed
Within 3.0km
10 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Gleann Chuille, Kilcully, Co Cork, Cork | 2025-11-11 | 767m² | |
| Ballinahina, Whites Cross, Cork, Cork | 2026-01-22 | 254m² |
Transactions within a 3.0km 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 Impact: With a C2 BER rating, this property likely has annual energy costs between €1,200 - €1,600, compared to €1,800 - €2,200 for a D-rated property of similar size.
Size Efficiency: At 204m² with 4 bedrooms and 2 bathrooms, this property offers a good balance of space for a family, fitting within typical expectations for detached homes in this size bracket.
Value Optimization: Upgrading the BER rating from C2 to a B2 could cost approximately €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000, representing a solid investment opportunity.
Hypothesis: The current C2 BER rating, while not exceptional, suggests that the bulk of the property's structure has moderate thermal efficiency; focusing on targeted upgrades like improved insulation in the attic and wall cavities could yield significant savings and bolster its market appeal beyond the immediate cost of upgrade.
Amenities
Transport Connectivity: While specific bus routes and train stations are not provided for this precise location, its 'Outside Dublin' designation suggests reliance on regional bus services and potentially a car for commuting.
Educational Facilities: Specific schools in the White's Cross and Kilcully area would typically include Scoil Naomh Eoin and secondary options in nearby Cork city suburbs.
Lifestyle Amenities: Proximity to Cork city centre would offer access to a wide range of restaurants, cafes, and shopping centres like Mahon Point Shopping Centre, along with parks such as Fitzgerald's Park.
Hypothesis: The 'Outside Dublin' descriptor for this Cork property implies a reliance on car-based transport, meaning that the presence of a strong local road network and readily available parking at amenities are key value drivers, potentially outweighing the importance of public transport connectivity found in urban settings.
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.