Lucy's Farmhouse, Gloun, Schull, Dunmanus, Co. Cork, P81 XK24
10 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 2 Bed · 1 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 24mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
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 5.0km
24 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 |
|---|---|---|---|
| Caherolickane, Dunbeacon, Durrus, Cork | 2023-12-15 | 152m² | |
| Katies Cottage, Ardmanagh, Schull, Cork | 2024-02-22 | — |
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 Energy Deficit: With an F BER rating, this property's energy performance is poor, requiring an estimated €12,000-€18,000 investment to upgrade to a B2 rating, which could potentially increase property value by €15,000-€25,000.
Space Efficiency Concern: The property offers 120.0m² with 2 bedrooms and 1 bathroom, which may be less space-efficient for families or those requiring more amenities compared to the 3-bedroom, 1-bathroom configuration often found in similar priced homes in other regions.
Upgrade Potential: The current F BER rating indicates significant potential for value enhancement through energy efficiency upgrades, an investment that could lead to lower ongoing running costs for future owners and a more attractive property profile.
Hypothesis: The relatively low number of nearby properties (2 within 1km) suggests a unique market niche, and optimizing the property's BER rating from F to a C or B could unlock significant capital growth, given the typical cost-to-value ratio of energy upgrades in improving saleability.
Amenities
Limited Transport Links: Information on specific bus routes, train stations, Luas, or DART services directly serving Gloun, Schull, Dunmanus is not provided, indicating potential reliance on private transport and limited commuter options.
Local Retail and Services: Specific details on nearby shopping, supermarkets, restaurants, cafes, parks, or childcare facilities in Gloun, Schull, Dunmanus are not provided, suggesting a need for potential travel to access a wider range of amenities.
Healthcare Access: There is no specific information provided regarding the proximity and accessibility of hospitals, clinics, or pharmacies to Lucy's Farmhouse, Gloun, Schull, Dunmanus, Co. Cork, P81XK24.
Hypothesis: The lack of detailed amenity data for this specific location suggests it is a rural or semi-rural area where residents likely rely on local village services and private transportation, meaning the property's value is more tied to its intrinsic qualities and its appeal as a lifestyle or holiday home rather than its connectivity to major urban centers.
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.