Leslies Arch, Old Quarter,Ballincollig, Cork, Ballincollig, Co. Cork, P31 RY62
15 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 4 Bath · 166m² · Terrace
Market Position
Below Typical Sale Prices
At €495,000, 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.
15 closed sales nearby · 10mo 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.
These signals interact — full analysis in report.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
15
Transactions Analysed
Within 1.5km
10 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Leslies Arch, Ballincollig, Cork, Cork | 2025-12-15 | 166m² | |
| 102 Leslies Arch, Old Quarter, Ballincollig, Cork | 2024-11-21 | 99m² |
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 B3 Advantage: The B3 BER rating offers a competitive advantage, with potential annual energy cost savings of €800-€1,200 compared to D-rated properties of similar size.
Details
- Generous Space: At 166.0m², this property offers a significant living area, larger than the median 3-bedroom homes typically sold within a 100km radius (which have a median of 3 bedrooms).
- Upgrade Opportunity: While the B3 rating is good, upgrading to a B2 could cost approximately €3,000-€5,000 and potentially increase property value by €5,000-€8,000, enhancing energy efficiency and market appeal.
- Hypothesis: Given the B3 BER rating, further investment in targeted insulation or HVAC upgrades could cost €5,000-€10,000 but elevate the property to an A-rated status, potentially commanding a 5-10% price premium in a market where energy efficiency is increasingly valued, as indicated by the prevalence of B3 ratings across the broader 100km radius.
Amenities
Excellent Connectivity: Ballincollig is served by Bus Éireann routes 220 and 233, providing direct access to Cork City Centre and surrounding areas, enhancing commuter convenience.
Details
- Local Amenities Abound: Residents have immediate access to The Village Shopping Centre, featuring a SuperValu, pharmacies, and various retail outlets, along with nearby schools like Ballincollig Community School.
- Green Space Access: The property is within walking distance of the extensive Ballincollig Regional Park, offering walking trails, playgrounds, and recreational facilities, improving quality of life.
- Hypothesis: The established infrastructure in Ballincollig, including multiple bus routes (220, 233) and proximity to schools like Ballincollig Community School, coupled with the extensive Ballincollig Regional Park, suggests a mature and desirable suburban location that will continue to attract families, driving steady demand and potential for value appreciation, particularly as urban centres become more expensive.
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.