Killelane House, Dawstown, Blarney, Co. Cork, T23 PV44
20 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 3 Bed · 2 Bath · 117m² · Bungalow
Market Position
Priced Within Local Sold Range
At €380,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 6.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 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 €380,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €15 check before a €380,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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 size-adjusted median. 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
Statistical Confidence · High
20
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Courtbrack, Blarney, Cork, Cork | 2025-11-11 | 125m² | |
| 21 Sliabh Rua, Courtbrack, Blarney, Cork | 2024-04-30 | 166m² |
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 Potential: Upgrading the E2 BER rating through insulation, heating system improvements, and window replacements could cost an estimated €10,000-€15,000, potentially increasing the property's value by €15,000-€20,000 and improving energy efficiency significantly.
Energy Cost Difference: With an E2 BER rating, annual energy costs are estimated to be €1,800-€2,400, significantly higher than the €800-€1,200 for a B-rated property of similar size in the local area.
Value Optimization Opportunity: Addressing the E2 BER rating presents a clear opportunity for value optimization, as properties with better energy efficiency are increasingly favored by buyers, potentially leading to a quicker sale and higher offers.
Hypothesis: The E2 BER rating significantly caps the property's potential value and appeal; investing €10,000-€15,000 to achieve a B2 rating could unlock an immediate value uplift of €15,000-€20,000, driven by buyer demand for lower running costs, thus outperforming the €387,664 median sale price within 10km by a larger margin.
Amenities
Transport Connectivity: While specific routes are not detailed, its location outside Dublin suggests reliance on regional bus services rather than city-specific Luas or DART lines, potentially impacting commute times to major employment hubs.
Local Facilities Access: The property's location in Dawstown, Blarney, is likely served by local amenities in Blarney town itself, which typically includes supermarkets like SuperValu, schools such as Scoil Mhuire Gan Smal, and healthcare clinics, but specific details are not provided.
Lifestyle Appeal: Proximity to Blarney Castle and its grounds offers significant lifestyle appeal with natural beauty and tourist attractions, contributing to the desirability of the area for residents seeking a balance of rural and accessible amenities.
Hypothesis: Given the property's location in Dawstown, Blarney, Co. Cork, transport connectivity likely relies on Bus Eireann routes serving the wider Cork region, rather than urban rapid transit; this suggests a buyer profile more focused on local living or commuting via car to Cork City (approximately 15km away) rather than daily public transport use for work.
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.