E.K. Healy & Co., Carrigdhoun House, Poulavone, Carrigrohane, Co. Cork, P31 K028
10 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 1 Bath · 89m² · Bungalow
Market Position
At the Upper End of Local Sales
At €450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 is positioned above the median of comparable sales. 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 · 21% 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
€450,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cedar Crest, Raheen, Carrigrohane, Cork | 2025-02-14 | 128m² | |
| 79 Willow Feld, Ballincollig, Cork, Cork | 2025-07-30 | — |
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
Energy Efficiency
With a BER rating of F, upgrading to a B2 would likely cost between €8,000-€12,000 and could increase the property's value by €15,000-€20,000, while reducing annual energy costs by an estimated €1,000-€1,400 compared to its current rating.
Size and Space
The 89.0m² bungalow with 3 bedrooms and 1 bathroom is within the typical configuration for a family home, but the single bathroom may represent a point of consideration for a property of this size and estimated value.
Value Optimization
Given the F BER rating, investing €8,000-€12,000 in energy efficiency upgrades could unlock an estimated €15,000-€20,000 in increased property value, making it a financially prudent optimization.
Hypothesis: The cost of upgrading the F BER rating to a B2 is approximately €10,000, which is equivalent to 2.22% of the property's asking price; this investment is likely to yield a return of 150-200% in value increase, making it a critical factor for future buyers.
Hypothesis: The single bathroom in an 89.0m², 3-bedroom property, while acceptable, could be a limiting factor for larger families or those accustomed to en-suites, potentially caping its value ceiling unless a second bathroom is a feasible renovation, which would likely add €10,000-€15,000 to renovation costs and €25,000-€35,000 to resale value.
Amenities
Transport Connectivity
The property's location outside Dublin means reliance on local bus services, with nearest public transport likely served by local Cork County Council bus routes that connect to Cork city centre.
Educational Facilities
The area is likely served by local primary and secondary schools such as Scoil Ghobnait Naofa and Ballincollig Community School, offering educational options within a reasonable distance.
Healthcare Access
Proximity to St. Finbarr's Hospital and the Bon Secours Hospital Cork offers significant healthcare access for residents, alongside local GP clinics and pharmacies in nearby towns like Ballincollig.
Hypothesis: Given the 'Outside Dublin' designation, the property's value will be significantly influenced by its proximity to a major Cork transport hub, with access to routes like the 215 bus to Cork City being a key driver of commuter appeal, whereas limited direct routes could cap its market potential.
Hypothesis: The presence of several shopping centers within a 5km radius, such as the Opera Lane in Cork City Centre and the retail parks in Ballincollig, provides residents with diverse shopping and dining options, contributing to a strong lifestyle appeal for families and professionals.
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.