Lehenagh More, Togher, Co. Cork, T12 RW9T
10 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 2 Bath · 119m² · Bungalow
Market Position
At the Upper End of Local Sales
At €495,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €15 check before a €495,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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
10
Transactions Analysed
Within 3.0km
9 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Brooke Ave, Togher, Cork, Cork | 2024-12-13 | 90m² | |
| Ardarostig, Bishopstown, Cork, Cork | 2024-11-14 | 210.9m² |
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 Energy Efficiency: With a C1 BER rating, this property is moderately energy efficient, suggesting annual energy costs in the region of €1,500-€1,900, which are competitive but could be improved.
Upgrade Potential: Upgrading from a C1 BER rating to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, representing a modest return on investment for enhanced energy performance.
Size and Configuration: At 119.0m² with 4 bedrooms and 2 bathrooms, this bungalow offers a spacious layout, which is desirable for families and aligns well with the local market's needs for larger family homes.
Hypothesis: While the C1 BER rating is respectable, the proximity to properties with potentially higher BER ratings (as indicated by the C1) and the moderate cost to achieve a B2 could be a strategic selling point, allowing a buyer to invest in future-proofing the property and potentially recouping their investment through increased market appeal and reduced running costs, especially if similar bungalows in the area have lower BER ratings.
Amenities
Transport Connectivity: The area is served by Bus Éireann routes 215 and 207, providing links to Cork city centre and surrounding suburbs, and the nearest train station is Cork Kent, approximately 6km away.
Local Services and Education: Residents have access to Togher National School (within 1km) and Coláiste an Spioraid Naoimh (within 2km) for education, with health services including the Cork University Hospital (approximately 3km away) and local pharmacies.
Retail and Leisure: The property is located near the Cork Road Retail Park, offering a range of shops including Dunnes Stores and a cinema, and Green spaces like Victoria Park are accessible within a 3km radius.
Hypothesis: The location at Lehenagh More, Togher, benefits from a balance of suburban tranquility and convenient access to Cork city amenities, supported by reliable bus routes and proximity to essential services, suggesting that the property's value is underpinned by its functional connectivity and local amenities, which are likely to remain strong drivers of demand in this area.
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.