Hillcrest, Derry, Berrings, Co. Cork, P12 YD54
19 homes sold nearby. See what they went for — and what to bid on this one.
€415,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €415,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
19 closed sales nearby · 20mo 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 €415,000, 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 €20,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €415,000, 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.
€20,750
That's what overbidding by just 5% on a €415,000 home costs you — before interest.
A €19 check before a €415,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 · 26% 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
€415,000
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
19
Transactions Analysed
Within 5.0km
20 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Kerry Rd, Knockanare Derry, Berrings, Cork | 2023-09-27 | 146.6m² | |
| Ballycunningham, Donoughmore, Cork, Cork | 2023-12-14 | 148.6m² |
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 Improvement Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, representing a solid investment.
Energy Savings: A C3 BER rating likely results in annual energy costs of €1,500-€2,000, compared to €800-€1,200 for an A-rated property of similar size, offering potential savings of €700-€800 annually.
Space Efficiency: With 120m² across 4 bedrooms and 2 bathrooms, the property offers a comfortable 30m² per bedroom, which is a decent ratio for family living.
Hypothesis: The C3 BER rating, while average, offers a clear and quantifiable opportunity for value enhancement. Investing in a BER upgrade could unlock significant capital growth and immediate savings, making it a focal point for value optimisation beyond the current asking price.
Amenities
Transport Connectivity: While specific routes are not provided, properties in Berrings are typically served by Bus Eireann routes connecting to Cork City, with the nearest train station likely being Glounthaune (approx. 15km).
Local Services: The immediate area around Derry, Berrings, Co. Cork, P12YD54 offers essential local services, including primary schools and convenience stores, with larger retail and healthcare facilities located in nearby towns like Blarney or Cork City.
Lifestyle Amenities: Access to green spaces is likely good in this rural setting, with potential for walking routes along country roads and proximity to regional parks in Cork.
Hypothesis: The property's location outside Dublin, while offering a potentially lower cost of living and more space, necessitates a reliance on private transport for commuting and accessing a wider range of amenities, suggesting that public transport improvements or new local developments could significantly boost its long-term appeal and value.
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.