Inchigaggin House, Inchigaggin Lane, Model Farm Road, Carrigrohane, Co. Cork, T12 C66X
23 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 2 Bath · 250m² · Detached
Market Position
Below Typical Sale Prices
At €445,000, 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.
23 closed sales nearby · 11mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 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 below the median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 3.0km
11 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 The Crescent, Westgate Rd, Bishopstown, Cork | 2025-07-01 | 160m² | |
| 37 Melbourn Rd, Bishopstown, Cork, Cork | 2026-01-09 | 165m² |
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
BER Upgrade Essential: With a BER G rating, upgrading to a B2 rating for this 250m² detached property would cost an estimated €25,000-€45,000, but could increase its market value by €40,000-€60,000, making it a sound investment.
High Energy Costs: The current BER G rating implies annual energy costs for a 250m² home could be in the range of €4,000-€6,000, significantly higher than the €1,200-€2,000 for a comparable B2-rated property, representing a potential annual saving of €2,800-€4,000 post-upgrade.
Generous Proportions: At 250m² with 4 bedrooms, this detached property offers significantly more space than the median 3-bedroom, 2-bathroom homes typical in the 5km radius, catering to larger families or those seeking expansive living.
Hypothesis: While currently boasting generous size, the BER G rating will increasingly become a deterrent for environmentally conscious buyers and those seeking lower running costs, potentially limiting its future market appreciation unless significant energy efficiency improvements are made, turning a potential liability into a strong asset.
Amenities
Excellent Bus Connectivity: Inchigaggin House benefits from excellent public transport, with Bus Éireann routes 205 (serving MTU/UCC and Cork city centre) and 208 (serving Bishopstown/Wilton and Cork city centre) readily accessible from Model Farm Road, providing direct links to key destinations.
Education & Healthcare Hub: The property is ideally situated near major institutions including Munster Technological University (MTU), University College Cork (UCC), Cork University Hospital (CUH), and Bon Secours Hospital, alongside local schools like Gaelscoil Uí Ríordáin and Model Farm Road Campus National School, offering comprehensive facilities.
Lifestyle & Retail Rich: Residents enjoy convenient access to lifestyle amenities, with Wilton Shopping Centre, Lidl, Aldi, and Tesco in Bishopstown/Wilton providing retail options, while the scenic Lee Fields offer popular walking routes along the River Lee for leisure and recreation.
Hypothesis: The property's location along Model Farm Road, at the nexus of major educational, healthcare, and retail hubs, ensures enduring desirability, as these foundational amenities attract a consistent demographic of professionals and families, insulating property values against broader economic fluctuations more effectively than less strategically located areas.
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.