Kilnagleary, Carrigaline, Carrigaline, Co. Cork, P43 AK65
12 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · 104m² · Detached
Market Position
At the Upper End of Local Sales
At €475,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 closed sales nearby · 8mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · 16% 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
€475,000
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
12
Transactions Analysed
Within 1.5km
8 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Fernlea, Carrigaline, Cork, Cork | 2025-05-28 | 161.3m² | |
| 21 The Estuary, Church Rd, Carrigaline, Cork | 2025-06-05 | 184m² |
Transactions within a 1.5km 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 Opportunity: The C3 BER rating suggests that upgrading insulation and heating systems could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Energy Cost Savings: A C3 BER rating means annual energy costs are estimated at €1,500-€2,000, compared to €1,000-€1,400 for a B2 rated property of similar size in the area.
Space Efficiency: At 104.0m², this 3-bedroom, 2-bathroom detached home offers a reasonable 34.7m² per bedroom, which aligns with typical family home configurations.
Hypothesis: The relatively strong C3 BER rating, coupled with the typical value uplift from energy efficiency upgrades, suggests that a focused investment in improving the BER to a B rating could yield a significant return on investment and improve long-term desirability.
Amenities
Transport Connectivity: Carrigaline is served by Bus Éireann routes 220 and 226 providing connectivity to Cork city and surrounding areas, with the nearest train station being Cork Kent (approx. 10km).
Local Amenities: Residents have access to shops like SuperValu and Dunnes Stores in Carrigaline town centre, and healthcare facilities including the Primary Care Centre and local pharmacies.
Educational Facilities: The area is well-served by primary schools such as Scoil Mhuire gan Smál and secondary schools like Carrigaline Community School, making it attractive for families.
Hypothesis: While Carrigaline offers strong local amenities and primary/secondary education options, the lack of direct Luas or DART access means that commute times to Dublin, or even to major employment hubs within Cork city, remain a key factor influencing property value and desirability.
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.