Maule, Boherbue, Boherbue, Co. Cork, P51 V9V4
12 homes sold nearby. See what they went for — and what to bid on this one.
€100,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €100,000, 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.
12 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 €100,000, 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 €5,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €100,000, 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.
€5,000
That's what overbidding by just 5% on a €100,000 home costs you — before interest.
A €19 check before a €100,000 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 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 median of comparable sales, 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
12
Transactions Analysed
Within 5.0km
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Maule Boherbue, Mallow, Cork, Cork | 2025-09-11 | 70.5m² | |
| Foxfield, Ballyhoulihan West, Boherbue, Cork | 2025-06-20 | 73m² |
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 Rating Impact: The G BER rating suggests significant energy efficiency upgrades are needed; estimated costs to reach a B2 rating could range from €8,000 to €12,000, potentially increasing property value by €15,000 to €20,000.
Size Efficiency: With 120m² spread across 3 bedrooms and 1 bathroom, the property has a low bathroom-to-bedroom ratio (0.33), which is below the 100km median of 2 bathrooms per 3 bedrooms, potentially impacting its desirability and re-sale value.
Upgrade Potential Value: Investing €8,000-€12,000 to improve the G BER rating to a C rating could result in an estimated property value increase of €15,000-€20,000, offering a positive return on investment.
Hypothesis: The current G BER rating necessitates substantial investment, estimated at €8,000-€12,000 to reach a B2 level, but a strategically targeted upgrade to a C rating could yield an ROI of 125-250% on the upgrade cost through increased property value, making it a financially prudent improvement given the size and current valuation.
Amenities
Limited Direct Transport: No specific bus routes, train stations, Luas, or DART stops are provided for Boherbue, suggesting limited public transport connectivity, likely requiring significant travel to access major routes.
Basic Local Services: While specific amenities are not listed for Boherbue, its rural location suggests a reliance on nearby larger towns for comprehensive shopping, educational, and healthcare facilities, impacting daily convenience.
Underserved Walkability: Given the rural setting, walkability is likely limited to local roads and immediate surroundings, with access to parks, restaurants, cafes, and dedicated pedestrian infrastructure requiring travel to a nearby town.
Hypothesis: The absence of specific public transport links (bus, rail) and documented local amenities within Boherbue itself, coupled with the property's G BER rating, suggests that its appeal is likely to be limited to a niche buyer seeking a rural lifestyle with a willingness to invest significantly in both property upgrades and private transportation, thereby capping its potential for broad market appeal and value appreciation.
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.