Glashaboy East, Bweeng, Mallow, Co. Cork, P51 TD54
7 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €380,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 10mo recency · Low 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €380,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 17% 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
€380,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
7
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Glashabee, Bweeng, Mallow, Cork | 2025-11-04 | — | |
| Ahadillane, Donoughmore, Cork, Cork | 2024-07-23 | 164m² |
Transactions within a 3.0km radius and 24-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 Advantage: With a B3 BER rating, this property's annual energy costs are estimated at €1,200-€1,600, offering savings of €600-€1,000 annually compared to typical D-rated detached homes of similar size, enhancing long-term affordability.
Details
- Optimal Family Sizing: At 120m² with 4 bedrooms and 2 bathrooms, this detached home aligns perfectly with the typical family needs in the 10km radius, where the median property has 4-5 bedrooms and 2 bathrooms.
- Strong Value Proposition: The property's desirable configuration as a 4-bed, 2-bath detached home, coupled with its excellent B3 BER, positions it as a highly attractive and efficient option within the local market, driving strong buyer interest.
- Hypothesis: As environmental awareness and energy costs continue to rise, the B3 BER of this property will become an increasingly valuable asset, likely commanding a higher premium compared to less efficient homes, making it a more resilient investment in the long term, despite the lack of specific BER data for comparable sales.
Amenities
Strategic Road Access: Located in Glashaboy East, the property benefits from excellent road access to the N20 national primary road within a 10-15 minute drive, connecting residents swiftly to Cork City and Limerick, while Mallow Train Station is approximately 15-20 km away for regional rail links.
Details
- Comprehensive Local Services: Mallow town, situated approximately 15-20 km away, serves as the primary hub for comprehensive amenities, including major supermarkets like Tesco, Lidl, Aldi, and Dunnes Stores, alongside Mallow General Hospital and multiple pharmacies.
- Family-Focused Lifestyle: The area offers family-friendly amenities, including Bweeng National School within the immediate vicinity for primary education, and recreational opportunities such as Mallow Castle Park and Ballyhass Lakes Activity Centre within a reasonable driving distance.
- Hypothesis: The rural setting of Glashaboy East, offering tranquility and space, combined with good road connectivity to Mallow's expanding services and Cork City, suggests a growing appeal for families seeking a balanced lifestyle, which could drive sustained demand for well-maintained detached properties in this specific location.
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.