Carrigdownane Lodge, Carrigdownane, Kildorrery, Co. Cork, P67 CA25
21 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 3 Bed · 3 Bath · 148m² · Bungalow
Market Position
Priced Above Local Sales
At €375,000, 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.
21 closed sales nearby · 16mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 10% 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
€375,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
21
Transactions Analysed
Within 5.0km
16 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballinahallisk, Rockmills, Kildorrery, Cork | 2025-06-17 | — | |
| Derryvillane, Glanworth, Cork, Cork | 2025-02-17 | — |
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 Challenge: The property's E1 BER rating indicates significant energy inefficiency, with estimated annual energy costs likely in the range of €2,500-€3,500, higher than the €1,000-€1,500 for a B-rated property of similar size.
Investment Opportunity: Upgrading the BER from E1 to a B2 rating could involve an investment of €20,000-€25,000 for insulation, windows, and heating system improvements, potentially adding €25,000-€40,000 to the property's market value.
Generous Living Space: At 148.0m², this 3-bedroom, 3-bathroom bungalow offers a spacious layout, exceeding the size of many modern 3-bedroom homes and providing ample room for comfortable family living and flexibility.
Hypothesis: Given the local market's strong demand, particularly for properties offering long-term value, a strategic BER upgrade of this E1-rated bungalow could significantly enhance its market appeal and justify its premium asking price, attracting buyers willing to invest in a turn-key energy-efficient home.
Amenities
Motorway Connectivity: The property benefits from excellent road access via the nearby M8 motorway (Cork-Dublin), providing direct links to Cork City (approximately 1 hour drive) and Dublin, vital for regional commuters.
Local Community Hub: Within a short drive to Kildorrery village, residents have access to essential local services including Kildorrery National School, a local shop/post office, and a pharmacy, fostering a strong community feel.
Rural Lifestyle Appeal: While local amenities in Carrigdownane are characteristic of a rural setting, broader lifestyle options including supermarkets (e.g., Aldi, Lidl) and secondary schools are readily available in larger nearby towns like Mitchelstown (approximately 15-20 minutes drive).
Hypothesis: The property's rural location with strong motorway access positions it as an attractive option for buyers seeking a quieter, spacious lifestyle with reasonable connectivity to Cork and Dublin, potentially leveraging the shift towards remote work and rural living.
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.