Coolbane, Ballinspittle, Garrettstown, Co. Cork, P17 W588
11 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 1 Bath · 93m² · Bungalow
Market Position
Below Typical Sale Prices
At €350,000, 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.
11 closed sales nearby · 13mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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 · High
11
Transactions Analysed
Within 3.0km
13 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Old Head Cottages, Garretstown, Old Head Kinsale, Cork | 2024-04-17 | 112m² | |
| 13 Old Head View Cottages, Garrettstown, Kinsale, Cork | 2025-12-18 | 110m² |
Transactions within a 3.0km radius and 24-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
Significant BER Upgrade Needed: The E2 BER rating necessitates substantial investment; upgrading to a B2 could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000.
Details
- Below-Average Space: At 93m², the property is on the smaller side compared to the median of 4 bedrooms and 2 bathrooms within a 10km radius, indicating potential for expansion to meet local demand.
- Value Optimization Gap: The current BER rating of E2 is significantly below the median BER rating within a 10km radius, where no BER data is provided but implied to be higher given the higher median sale prices.
- Hypothesis: The €518,943 estimated value, significantly higher than the asking price, coupled with the poor E2 BER rating, suggests a strategic opportunity for a buyer to invest in significant energy efficiency upgrades, potentially unlocking substantial equity if future renovations align with the higher value properties seen within the 10km radius.
Amenities
Limited Local Connectivity: The property is located outside Dublin, and specific public transport routes, train stations (like Ballinspittle or nearby coastal rail links), Luas, or DART stations are not detailed in the provided data, suggesting reliance on private transport.
Details
- Local Services Overview: Ballinspittle and Garrettstown areas typically offer local shops and primary schools such as Scoil Naomh Eoin; however, detailed listings for supermarkets like SuperValu in Kinsale or healthcare facilities like Kinsale Community Hospital are not provided within the immediate vicinity data.
- Rural Lifestyle Appeal: The location likely offers a quieter, rural lifestyle with access to coastal amenities and walks in areas like Garrettstown Beach, appealing to those seeking tranquility rather than urban convenience.
- Hypothesis: Given the lack of specific public transport mentions, the property's future value appreciation may be heavily influenced by any planned local infrastructure improvements or the development of community transport initiatives that could better connect Ballinspittle to larger towns like Kinsale or Cork City, thereby enhancing its appeal to a wider buyer pool.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.