The New House, Ballinspittle, Kinsale, Co. Cork, P17 RP84
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 3 Bed · 2 Bath · 93m² · Terrace
Market Position
Limited Transaction Data
At €400,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 21mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€400,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 3.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Ballycatten Terrace, Ballinspittal, Kinsale, Cork | 2024-11-29 | 86m² | |
| 4 Ballycatten Tce, Ballinspittle, Kinsale, Cork | 2024-09-04 | 71m² |
Transactions within a 3.0km radius and 24-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 Efficiency: The C2 BER rating implies that while not top-tier, it's moderately energy-efficient; annual energy costs are estimated to be €1,600-€2,000, compared to €2,200-€2,800 for a G-rated property of similar size in the area.
Space Efficiency: With 93.0m² of living space across 3 bedrooms and 2 bathrooms, this property offers a reasonable layout for a family, aligning with the average size of properties sold locally but could benefit from optimized storage solutions.
Value Optimization: Investing €6,000-€9,000 to upgrade the BER from C2 to B2 could potentially increase the property's value by €10,000-€15,000 and reduce annual energy bills by €400-€600.
Hypothesis: The C2 BER rating, while adequate, represents a missed opportunity for significant capital appreciation; a strategic investment of €10,000-€15,000 in insulation and heating upgrades to achieve a B1 or A3 rating could unlock a 7-12% premium on the property's value, driven by increasing buyer demand for sustainable homes.
Amenities
Transport Connectivity: This property is not directly served by specific bus routes, train stations, Luas, or DART lines mentioned in typical urban Irish data, implying reliance on private transport or limited local bus services not detailed here.
Local Amenities: While specific amenities like schools, shops, or parks in Ballinspittle, Kinsale, are not detailed, the general appeal of Kinsale suggests access to a strong local economy, restaurants, and coastal lifestyle attractions.
Walkability: The immediate walkability and pedestrian access in Ballinspittle are dependent on local infrastructure, but Kinsale itself offers a charming town centre with shops, cafes like Fishy Fishy Restaurant and The Blue Haven, and scenic coastal paths.
Hypothesis: The lack of specific public transport links within the provided data suggests that properties in Ballinspittle, Kinsale, will continue to command a premium based on their desirable coastal location and quality of life, but a future investment in enhanced local bus services or park-and-ride facilities connecting to Cork city could significantly boost property values by 10-15%.
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.