Derryleigh, Inchigeela, Macroom, Co. Cork, P12 E672
10 homes sold nearby. See what they went for — and what to bid on this one.
€480,000 · 4 Bed · 4 Bath · 325m² · Detached
Market Position
Below Typical Sale Prices
At €480,000, 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.
10 closed sales nearby · 14mo 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 €480,000, 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 €24,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €480,000, 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.
€24,000
That's what overbidding by just 5% on a €480,000 home costs you — before interest.
A €19 check before a €480,000 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 10 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 below the median of comparable sales, 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 · Moderate
10
Transactions Analysed
Within 5.0km
14 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Graigue, Inchigeela, Co Cork, Cork | 2025-04-25 | 13.8m² | |
| 10 Pairc Na Coillte, Inchigeelagh, Cork, Cork | 2023-08-31 | 103m² |
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
BER Efficiency Advantage: With a B BER rating, this property likely incurs annual energy costs of €800-€1,200, a substantial saving compared to D-rated properties of similar size in the wider area, which could range from €1,800-€2,200 annually.
Generous Proportions: The 325m² size of this detached property positions it in the top 25% of properties sold within a 100km radius, which has a median size that would accommodate 3-bedroom homes.
Value Enhancement Potential: While the BER B rating is good, upgrading to an A rating (e.g., A2) could potentially cost €10,000-€15,000 but might increase the property's value by €20,000-€30,000, especially in a market favouring energy efficiency.
Hypothesis: Given the property's substantial size (325m²) and good BER rating (B), and considering the median BER rating in the 100km radius is unknown (100% unknown), there's an opportunity to further enhance its market appeal and long-term value by clearly communicating the energy savings and potentially investing in minor upgrades to push towards an A rating, especially if nearby sales show a growing premium for top-tier energy performance.
Amenities
Limited Public Transport: The absence of specific bus route numbers, train stations, Luas, or DART lines serving Inchigeela within a 10km radius suggests a heavy reliance on private transport for connectivity.
Local Amenities Scarce: Within a 20km radius, only 19 properties have been listed, and within 10km, only 2 sales have occurred, indicating limited local retail, educational, and healthcare facilities compared to more populated areas.
Rural Walkability: The property is located in Inchigeela, a rural village setting, implying a focus on natural landscape walks rather than extensive pedestrian infrastructure or nearby urban conveniences.
Hypothesis: The property's location in Inchigeela, while offering tranquility, presents a significant challenge for daily commuting and access to a wide array of amenities, suggesting that its appeal is primarily to those seeking a rural lifestyle who are less dependent on public transport and readily available local services, which could limit its buyer pool compared to properties closer to larger towns or cities.
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.