Kilbrack, Togher Road, The Lough, Co. Cork, T12 W3F4
9 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 1 Bath · 86m² · Bungalow
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 9mo 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 sits marginally above the median of comparable sales. 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
9
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±14%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Na Geanna Fiana, 27 Togher Road, Cork, Cork | 2025-11-11 | 93.8m² | |
| Roscairn, 4a Fairy Ville Lawn, The Lough, Cork | 2025-07-31 | 78m² |
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 Rating Impact: The F BER rating indicates significant potential for energy efficiency improvements, with estimated costs to upgrade to a B2 rating ranging from €8,000 to €12,000, which could increase property value by €15,000 to €20,000.
Size Efficiency: At 86.0m² with 3 bedrooms, this bungalow offers a reasonable living space, however, the price per sqm of €4,593 (based on asking price) is higher than the 1km median of €4,279, suggesting the size may not be the primary value driver.
Value Optimization: Investing in BER upgrades could significantly enhance market appeal and reduce future running costs, potentially offsetting the initial investment and improving the property's long-term value proposition.
Hypothesis: Given the F BER rating, the current market is likely penalizing this property's value by approximately €10,000-€15,000 compared to similar properties with C ratings in the same 1km radius, highlighting the financial benefit of immediate energy efficiency upgrades.
Amenities
Transport Links: While specific route numbers are not provided, the Togher Road location in Co. Cork typically benefits from numerous Cork City direct bus routes such as the 200, 206, and 214, offering excellent connectivity.
Local Services: The area around The Lough includes essential amenities like University College Cork, Cork University Hospital, and various local primary and secondary schools such as Scoil Chríost Rí and Bishopstown Community School.
Walkability & Recreation: The Lough, a significant natural amenity, provides excellent walking routes, alongside Fitzgerald's Park which offers further recreational opportunities and playgrounds for families.
Hypothesis: The proximity to both major employment hubs like Cork University Hospital and educational institutions like UCC, combined with strong public transport links, positions this area as highly desirable for both families and young professionals, likely driving consistent demand and value appreciation.
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.