Carrigbawn, Blackrock Road, Cork, T12 PYR6
17 homes sold nearby. See what they went for — and what to bid on this one.
€1,300,000 · 4 Bed · 3 Bath · 236m² · Detached
Market Position
Priced Within Local Sold Range
At €1,300,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 11mo 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 €1,300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €65,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,300,000, 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.
€65,000
That's what overbidding by just 5% on a €1,300,000 home costs you — before interest.
A €19 check before a €1,300,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 11.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 12% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,300,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
11 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Boherkyle, Blackrock Rd, Cork, Cork | 2025-01-31 | 142m² | |
| 22 Shrewsbury Downs, Ballinlough, Cork, Cork | 2025-06-27 | 270m² |
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 Upgrade Opportunity: Upgrading the E1 BER rating to a B2 could cost between €15,000-€20,000 and potentially increase the property's value by €25,000-€35,000, representing a strong return on investment.
Size and Value: At 236m², this property offers ample space, but its current valuation at €5,830 per square meter (asking price) is high compared to the local median sale price per square meter of €4,792 within 1km over 180 days.
E1 BER Cost Impact: Properties with an E1 BER rating typically incur annual energy costs of €2,200-€2,800, whereas a B2 rating would reduce this to €1,000-€1,400, offering annual savings of €1,200-€1,400.
Hypothesis: Given the E1 BER rating and the premium asking price per square meter, a significant portion of the current value is tied to the property's size and location rather than its energy efficiency; a strategic upgrade to a B2 or higher could unlock further value and attract a more energy-conscious buyer segment, bridging the gap to the estimated value.
Amenities
Transport Hub Access: While specific routes aren't provided, the Blackrock Road address in Cork suggests likely access to key Cork City Centre bus routes, potentially including routes such as the 200 series, offering connectivity.
Educational Proximity: The Carrigbawn location is likely within reasonable distance of reputable secondary schools like Ashton School and Presentation Brothers College, and primary schools such as Glasheen Boys' National School.
Retail and Leisure: This area of Cork is well-serviced by local convenience stores, with larger shopping centres like Mahon Point Shopping Centre approximately a 10-15 minute drive away, offering extensive retail and dining options.
Hypothesis: The Blackrock Road location, being a desirable suburban area of Cork, benefits from a strong network of established primary and secondary schools and a well-developed road infrastructure, which collectively contribute to a stable or appreciating property value, especially for larger detached homes, even if specific public transport route details are not immediately apparent from the raw data.
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.