Cherry Blossom, 16 Árd Na Greine, Banduff, Co. Cork, T23 P6H3
18 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 3 Bath · 96m² · Semi-D
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
18
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Barnavara Crescent, Banduff, Cork, Cork | 2025-08-21 | 101.7m² | |
| 69 Ard Na Greine Banduff Rd, Mayfield, Cork, Cork | 2025-05-28 | — |
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
Efficient Energy Rating: With a C1 BER rating, this property offers strong energy efficiency, potentially saving €600-€1,000 annually compared to typical D-rated properties of similar size which cost €1,800-€2,200.
Optimal Configuration: The property's 96m² size with 3 bedrooms and 3 bathrooms is well-aligned with the median configuration of 3 bedrooms for properties in the area, offering superior bathroom provision compared to the 1.5-2 bathroom median in a 5-10km radius.
Modern Appeal: The property's modern 3-bathroom setup, exceeding the local median for bathroom count, adds significant appeal and functionality, catering to contemporary family needs and potentially increasing its market desirability.
Hypothesis: The property's robust C1 BER, combined with its practical 3-bed, 3-bath layout in a sought-after family home category, positions it as a highly attractive and future-proof investment for discerning buyers in the current market.
Amenities
Strategic Transport Links: The property benefits from access to local Bus Éireann routes, notably the 207 service, providing direct links to Cork City Centre, with Cork Kent Train Station approximately 6km away for wider regional connectivity.
Comprehensive Local Facilities: Residents can access essential amenities including SuperValu Glanmire and Aldi Glanmire for grocery shopping, and recreational green spaces like the Glanmire River Walk, all within a convenient distance.
Family & Healthcare Access: Proximity to quality education such as Gaelscoil an Chaisláin in Banduff and Glanmire Community College, alongside healthcare facilities like Glanmire Medical Centre and Cork University Hospital within 10km, enhances family living convenience.
Hypothesis: The blend of well-regarded local schools, practical retail options in Glanmire, and accessible public transport connections, creates a self-sufficient suburban lifestyle in Banduff that appeals strongly to families seeking community and convenience outside the immediate city bustle.
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.