The Presbytery On 2.26 Acres, Dromagh, Mallow, Co. Cork, P51 YWF1
12 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 5 Bed · 2 Bath · 280m² · Detached
Market Position
Priced Within Local Sold Range
At €380,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 16mo 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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
From €19 for your strategy on a €380,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
12
Transactions Analysed
Within 5.0km
16 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 |
|---|---|---|---|
| Lisnacon, Kanturk, Co Cork, Cork | 2025-04-03 | 145m² | |
| Blackwater Mill, Gurteen, Kanturk, Cork | 2025-12-19 | 669m² |
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 Improvement Potential: With a D2 BER rating, upgrading to a B2 would likely cost between €8,000-€12,000 but could potentially increase the property's value by €15,000-€20,000.
Details
- Spacious Configuration: The property offers a generous 280m² of living space with 5 bedrooms, exceeding the median of 3 bedrooms and 2 bathrooms recorded in the 100km radius market over the last 180 days.
- Cost Optimization Needed: The D2 BER rating indicates potentially higher annual energy costs, estimated at €1,800-€2,200, compared to €800-€1,200 for a B2 rated property of similar size.
- Hypothesis: The significant land size (2.26 acres) combined with the detached nature of the property, despite its D2 BER rating, suggests a niche market appeal. Future value appreciation may be more strongly tied to the development potential of the land and outdoor amenities rather than energy efficiency upgrades, especially in this semi-rural context.
Amenities
Limited Public Transport: Dromagh, Mallow, Co. Cork is not directly served by major public transport hubs like Luas, DART, or specific Dublin Bus routes, requiring reliance on local bus services which are not detailed in the provided data.
Details
- Local School Access: The nearest educational facilities require travel, with Mallow town offering secondary schools like Mallow CBS and Davis College, and primary schools such as Scoil Phobail Sliabh Luachra.
- Healthcare & Retail Distance: Access to a major hospital like Cork University Hospital is approximately 50km away, and significant retail centres are located in Mallow (around 10km), indicating a need for personal transport.
- Hypothesis: The lack of direct public transport and proximity to major amenities in Dromagh suggests that the property's value is heavily reliant on its rural setting and land. Any future infrastructure developments in the Mallow region, such as improved road networks or enhanced public transport links, could significantly boost the property's appeal and valuation.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.