Hillcrest, 5 Saint Joseph's Park, The Lough, Co. Cork, T12 C5T8
12 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 7 Bed · 6 Bath · 213m² · Semi-D
Market Position
Below Typical Sale Prices
At €525,000, 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.
12 closed sales nearby · 14mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €25 check before a €525,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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 · High
12
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Colmville, 6 Auburn Villas, Magazine Rd, Cork | 2024-06-26 | 108m² | |
| 3 Altona, College Road, Cork, Cork | 2024-08-22 | 160m² |
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 Efficient: With a C BER rating, this property offers considerable energy cost savings, estimated to be €500-€900 annually compared to a D-rated home of similar size, which typically incurs €1,800-€2,200 in annual energy costs.
Expansive Living: Spanning 213m² with 7 bedrooms, this semi-detached home is significantly larger than the local median of 3 bedrooms within a 5km radius, providing exceptional space for a growing family or multiple occupants.
High Functionality: The rare offering of 6 bathrooms for 7 bedrooms provides an outstanding level of convenience and privacy, enhancing the property's appeal for multi-generational living or potential rental income streams.
Hypothesis: Given its unusually large size and high bed/bath count compared to the local median, this property is likely to attract niche buyers seeking a significant family home or an investment with multi-unit conversion potential, rather than competing directly with standard 3-bed properties, potentially commanding a higher per-square-meter premium due to its versatility.
Amenities
Excellent Connectivity: The property benefits from regular Bus Éireann services, with routes such as the 203 (Farranree to Ballyphehane via City Centre) and 216 (Mount Oval to CUH/City Centre) serving the immediate area, providing direct links to Cork City Centre and Kent Train Station.
Vibrant Local Scene: Within walking distance are esteemed educational institutions like University College Cork (UCC) and Presentation Brothers College, alongside convenient healthcare access at local pharmacies and the nearby Cork University Hospital.
Community Hub: Enjoy direct access to The Lough, a popular recreational area perfect for walks and family outings, while essential shopping is readily available at nearby Tesco Express and Centra, complementing broader retail options in Cork City Centre.
Hypothesis: The property's strategic position in The Lough, a highly sought-after and amenity-rich Cork suburb, suggests that its long-term value will be exceptionally resilient to market fluctuations, driven by consistent demand from families and academics seeking proximity to UCC, quality schools, and vibrant community life.
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.