Coole East, Whites Cross, Co. Cork, T23 D654
6 homes sold nearby. See what they went for — and what to bid on this one.
€535,000 · 5 Bed · 3 Bath · 183m² · Detached
Market Position
At the Upper End of Local Sales
At €535,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 8mo recency · Moderate 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 €535,000, 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 €26,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €535,000, 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.
€26,750
That's what overbidding by just 5% on a €535,000 home costs you — before interest.
A €25 check before a €535,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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 size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballinvriskig, Upper Glanmire, Cork, Cork | 2025-09-12 | 189.8m² | |
| 7 Ros Ard, Upper Glanmire, Cork, Cork | 2025-03-13 | 145m² |
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 Advantage: The B3 BER rating offers good energy efficiency, positioning it above average for older stock and likely resulting in annual energy cost savings of approximately €900-€1,300 compared to D-rated properties of similar size in the local area.
Generous Space: At 183m² with 5 bedrooms and 3 bathrooms, this detached property offers significant living space, which is well-suited for larger families and commands a premium in the current market.
Value Optimization: While already B3 rated, further investment to upgrade to a B2 or A-rated BER could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Hypothesis: The combination of a B3 BER rating and substantial internal space suggests this property is already a strong performer in terms of quality; however, targeted energy efficiency upgrades could unlock further capital appreciation, especially if the local market increasingly favors properties with superior environmental credentials and lower running costs.
Amenities
Transport Connectivity: The area is served by Bus Éireann routes 226 and 227 providing access to Cork city centre and surrounding towns, with the nearest main bus stop approximately 800m away.
Local Education: The property is within proximity to national schools such as Gaelscoil Uí Ríordáin (2km) and secondary schools including Scoil Mhuire Gan Smál (3km).
Healthcare Access: Cork University Hospital is located approximately 5km away, offering comprehensive medical facilities, and there are local pharmacies in the Whites Cross area.
Hypothesis: While Whites Cross offers a more rural feel, its connectivity via bus routes 226 and 227 to Cork city indicates a commuting potential, but the lack of immediate access to train or Luas services suggests a reliance on private transport for wider connectivity, which may limit its appeal to certain buyer demographics focused on public transport convenience.
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.