Stable Lodge, Maulycorcoran, Clonakilty, Co Cork, P85 C958
16 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 2 Bed · 1 Bath · 85m² · Detached
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 15mo 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 sits marginally below 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
15 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrigroe, Clonakilty, Cork, Cork | 2023-10-12 | 186m² | |
| Carhue, Clonakilty, Cork, Cork | 2023-07-04 | 93.8m² |
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 current G BER rating suggests significant potential for energy efficiency upgrades, with estimated costs to reach a B2 rating ranging from €10,000 to €15,000, potentially increasing property value by €18,000 to €25,000.
Space Efficiency: At 85m², this 2-bedroom, 1-bathroom detached property offers a comfortable living space, but its size could be a limiting factor for larger families in an area where larger homes may command a premium.
Value Optimization: Investing in energy efficiency improvements from a G rating to a B2 rating would not only boost the property's market appeal but also translate to estimated annual energy cost savings of €1,500 to €2,000 compared to its current rating.
Hypothesis: Given the G BER rating, a strategic focus on insulation, window upgrades, and potential solar panel installation could transform this property from an energy-inefficient dwelling to a highly desirable, cost-effective home, attracting environmentally conscious buyers and potentially commanding a 10-15% premium on its improved value.
Amenities
Connectivity: While specific bus routes and train stations serving Maulycorcoran, Clonakilty are not detailed, the rural setting implies reliance on private transport for most amenities.
Local Conveniences: Clonakilty town centre, approximately 5km away, offers a range of shopping and retail, including supermarkets, local shops, and a variety of restaurants and cafes such as The Faithful Restaurant and Honey Honey.
Healthcare & Education: Access to healthcare would likely involve services in Clonakilty, such as the HSE Out-Patient Department, and nearby primary schools include Scoil na nÓglach Naomh Éanna.
Hypothesis: The property's location outside a major town centre suggests that its value is primarily driven by its rural appeal and potential for a quieter lifestyle, rather than proximity to extensive urban amenities; however, the development of improved local transport links or community facilities within a 2-3km radius could significantly boost its attractiveness and long-term 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.