Leap, Co. Cork, P51 N76T
18 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 3 Bed · 1 Bath · 70m² · Detached
Market Position
Below Typical Sale Prices
At €150,000, 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.
18 closed sales nearby · 22mo 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 €150,000, 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 €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €19 check before a €150,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 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 below the size-adjusted median, 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
Statistical Confidence · High
18
Transactions Analysed
Within 5.0km
22 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Earls Court, Churchtown, Mallow, Cork | 2023-08-08 | 169.5m² | |
| Ballindillanig, Churchtown, Mallow, Cork | 2025-07-23 | 92.3m² |
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
Energy Efficiency Deficit: With a G BER rating, this property's estimated annual energy costs are significantly higher than average, likely exceeding €2,500-€3,000, compared to €800-€1,200 for an A-rated property of similar size.
Details
- Upgrade Investment Opportunity: Improving the BER from G to a C rating would likely cost €15,000-€20,000 but could increase the property's value by €25,000-€35,000, presenting a strong return on investment.
- Compact Living Space: At 70m², this detached 3-bed property is relatively compact, with an average of 23.3m² per bedroom, which may be less spacious than the typical detached home within a 20km radius where the median size is not specified but detached homes are more common.
- Hypothesis: The G BER rating indicates a substantial opportunity for capital appreciation through energy efficiency upgrades; investing in insulation, heating systems, and possibly solar panels could not only reduce running costs but also significantly enhance the property's marketability and value, potentially bridging the gap between its current estimated value and asking price.
Amenities
Limited Direct Transport: Leap is served by Bus Éireann routes, with specific services like the 236 and 240 connecting to nearby towns, but there are no direct train stations or Luas/DART stops within close proximity, necessitating onward travel for major public transport links.
Details
- Local Services Available: The village of Leap offers basic amenities including local shops, a post office, and potentially a primary school (e.g., Leap National School), contributing to essential daily needs but lacking extensive retail or educational facilities.
- Rural Connectivity Challenges: While Leap offers a quieter rural lifestyle, its connectivity to larger employment hubs like Cork City (approximately 60km away) means commuting would likely rely heavily on private transport, with limited public transport options for daily work journeys.
- Hypothesis: The property's location in Leap, Co. Cork, offers a trade-off between a lower cost of living and potential limitations in accessing diverse employment opportunities and public transportation networks, suggesting its appeal will be strongest to those prioritizing a rural setting over urban commuting 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 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.