Curraraigue, Banteer, Banteer, Co. Cork, P51 X8N0
15 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 3 Bed · 2 Bath · 66m² · Detached
Market Position
Priced Above Local Sales
At €180,000, 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.
15 closed sales nearby · 22mo 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 €180,000, 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 €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, 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.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €180,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 size-adjusted median. 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 · 14% 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
€180,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
22 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Stonefield, Rathcoole, Mallow, Cork | 2024-09-19 | 111m² | |
| Knockanroe, Rathcoole, Mallow, Cork | 2025-01-14 | 68m² |
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
Significant BER Upgrade Potential: With a G BER rating, upgrading to a B2 rating would likely cost €15,000-€20,000 but could increase the property's value by €25,000-€30,000, representing a strong return on investment and improved energy efficiency.
Details
- Compact Living Space: The property offers 66m² of living space with 3 bedrooms and 2 bathrooms, which is on the smaller side compared to the median of 4 beds and 2 baths found in nearby markets within 10km, potentially limiting appeal for larger families.
- Low Value Optimization: The property's current estimated value of €243,122, compared to the asking price of €180,000, suggests a significant disconnect, possibly due to a poor BER rating and a need for extensive refurbishment to meet modern standards and increase market desirability.
- Hypothesis: The current G BER rating, combined with a potential €1,800-€2,200 annual energy cost compared to €800-€1,200 for a B-rated property of similar size, indicates a substantial financial burden on future owners, which will likely continue to depress property value until significant energy efficiency upgrades are implemented.
Amenities
Limited Connectivity: Access to public transport appears minimal, with no specific bus routes, train stations (like Banteer Railway Station), or Luas/DART stops mentioned as directly serving Curraraigue, Banteer, suggesting a reliance on private vehicles for most journeys.
Details
- Basic Local Services: While specific amenities are not detailed, Banteer's rural setting typically offers essential local services, likely including a primary school and local shop, but lacking the wider retail, healthcare, and diverse dining options found in larger towns or cities.
- Low Walkability Score: Given its rural location, Curraraigue, Banteer is unlikely to offer high walkability, with pedestrian access likely limited to local roads, necessitating travel by car for most shopping, education, and leisure activities.
- Hypothesis: The absence of readily available public transport and diverse amenities in Banteer, coupled with a distance from major urban centres, suggests that future property value growth in this specific location will be heavily dependent on potential infrastructure development, such as improved road networks or a revitalisation of local services, rather than organic market demand driven by existing conveniences.
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.