Merton, Model Farm Road, Cork, T12 K8VX
19 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 3 Bed · 3 Bath · 138m² · Duplex
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 11mo recency · Moderate 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 €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 19 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · Moderate
19
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 12, Victoria Station, Victoria Cross, Cork | 2025-12-19 | 78m² | |
| 15 Victoria Station, Victoria Cross, Cork, Cork | 2025-06-13 | — |
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
Upgrade Opportunity: With a BER rating of SI_666, which is likely equivalent to a low rating, upgrading to a B2 BER could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Size Efficiency: At 138m², this duplex offers a substantial living space, being 1.0m² larger than the average size of properties within a 5km radius (137m²), providing good value for its footprint.
Value Optimization Potential: The property's asking price suggests that further investment in modernizing finishes or improving energy efficiency beyond the current BER could unlock significant capital appreciation, especially given the strong local market trend of sales above asking.
Hypothesis: The current BER rating, while not explicitly detailed beyond 'SI_666', likely represents a significant undervaluation opportunity, as energy efficiency is becoming an increasingly critical factor in buyer decision-making, particularly in regions aiming for higher environmental standards.
Amenities
Connectivity to Cork City: Model Farm Road is well-served by Bus Éireann routes 214 and 208, providing direct and frequent access to Cork City Centre and major hubs, minimizing the need for private transport for daily commutes.
Educational Hub Proximity: The property is located within easy reach of esteemed educational institutions, including University College Cork (UCC) and Cork Institute of Technology (CIT), making it attractive for academics and families.
Local Retail & Healthcare Access: Residents benefit from proximity to The Village Centre at Model Farm Road, offering essential retail amenities, with Cork University Hospital (CUH) also conveniently located nearby for healthcare needs.
Hypothesis: The sustained high demand and strong price growth in the Model Farm Road area, despite its 'outside Dublin' classification, are likely driven by a unique combination of aspirational lifestyle factors, strong commuter links to Cork's economic core, and the presence of top-tier educational facilities, creating a micro-market resilience.
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.