Killawillin, Castlelyons, Co. Cork, P61 KH76
14 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 4 Bed · 2 Bath · 133m² · Bungalow
Market Position
Priced Above Local Sales
At €375,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
14 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 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
14
Transactions Analysed
Within 5.0km
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Brides Bridges, Castlelyons, Fermoy, Cork | 2025-09-08 | 120m² | |
| Deerpark South, Castlelyons, Cork, Cork | 2023-10-27 | 348m² |
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 Upgrade Opportunity: Upgrading the D1 BER rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while reducing current annual energy costs of €1,800-€2,200 towards €800-€1,200 for a B-rated property.
Generous Sizing: At 133m², the bungalow offers ample living space, exceeding typical proportions for older properties of its type and suggesting good space efficiency for its configuration.
Value Optimization: The current estimated value is €387,283, but the asking price is €375,000, presenting an opportunity for a buyer to potentially acquire the property below its estimated worth, allowing for investment in upgrades.
Hypothesis: Focusing BER improvements on attic insulation and window upgrades would yield the highest return on investment, potentially moving the property from a D1 to a C2 rating for an outlay of €4,000-€6,000, thereby improving its marketability and reducing annual energy costs by €500-€700.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART stops explicitly mentioned as serving Killawillin, Castlelyons directly, indicating a reliance on private transport.
Local Amenities Nearby: While specific details are sparse, Castlelyons village itself would typically offer essential amenities like a primary school (e.g., Scoil Mhuire), local shops, and potentially a pharmacy and doctor's clinic, supporting a moderate lifestyle.
Rural Connectivity: Being located outside Dublin suggests a more rural setting, likely with good access to natural surroundings but potentially fewer immediate retail, healthcare, or educational facilities compared to urban areas, requiring travel for wider services.
Hypothesis: The lack of direct public transport links suggests that properties in this specific micro-location are valued more for their rural tranquility and larger plots, with a premium placed on homes that offer self-sufficiency and good private road access, rather than commuter convenience.
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.