Garryfine Cross, Charleville, Co. Cork, V35 DX27
11 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 2 Bath · 124m² · Detached
Market Position
At the Upper End of Local Sales
At €325,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 closed sales nearby · 17mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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
Price Distribution Analysis
11 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 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 · 18% 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
€325,000
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
11
Transactions Analysed
Within 5.0km
17 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 |
|---|---|---|---|
| Rossbane, Ballyagran, Kilmallock, Limerick | 2025-12-16 | 82.2m² | |
| Fortmiddle, Charleville, Limerick, Limerick | 2025-09-22 | 52.2m² |
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 Rating Value Add: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a sound investment opportunity.
Size Efficiency: With a size of 124m², this 3-bedroom, 2-bathroom detached property offers a comfortable living space, aligning well with typical family requirements in a rural setting where larger homes are often the norm.
Condition Optimization Potential: While the BER is C3, indicating room for energy efficiency improvements, the €330,873 estimated value suggests it is currently priced with its existing condition in mind, leaving potential for value enhancement through targeted upgrades.
Hypothesis: The C3 BER rating, while not poor, indicates an opportunity to capture a significant portion of the value gap between C-rated and B-rated properties in this location; if the local market shows a preference for properties with lower energy costs, a strategic investment in insulation and heating upgrades could yield a higher return than the typical local market appreciation.
Amenities
Transport Connectivity: Limited specific transport links are detailed for Garryfine Cross, Charleville, Co. Cork, V35DX27; typical rural locations like this would rely on local bus services such as Bus Éireann routes serving Charleville town, with the nearest train station likely being Charleville Railway Station.
Local Services Access: Charleville town, approximately a 10-minute drive away, offers essential amenities including SuperValu and Lidl supermarkets, St. Mary's National School, and Mercy Secondary School, alongside local pharmacies and medical clinics, providing essential services for residents.
Lifestyle & Recreation: While specific local parks or gyms are not detailed, the rural setting offers opportunities for outdoor activities, and proximity to Charleville provides access to restaurants and cafes such as The Old Butter Exchange and The Country Kitchen.
Hypothesis: The property's location at Garryfine Cross, while offering a rural lifestyle, presents a potential challenge for commuting to larger urban centers without a car; the development of improved public transport links or infrastructure improvements in Charleville town could significantly enhance the property's appeal and future value, especially for a younger demographic.
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.