Tig Mhuire, Kilcully, Kilcully, Co. Cork, T23 XT96
8 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 1 Bath · 203m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 11mo recency · Low 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 8 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
8
Transactions Analysed
Within 1.5km
11 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballincrokig, Whites Cross, Co Cork, Cork | 2025-06-19 | 111m² | |
| Kilbarry, Dublin Pike, Cork, Cork | 2025-02-24 | 100m² |
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
BER Rating Impact: The C3 BER rating suggests that upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,400-€1,800 compared to €800-€1,200 for A-rated properties.
Space Efficiency: With 203.0m² of living space and 4 bedrooms, the property offers a generous size, fitting well within the premium segment of the local market where similar properties command higher prices.
Value Optimization: The asking price of €495,000, compared to the estimated value of €506,918.41, presents an opportunity for buyers to negotiate a price close to the estimated valuation, especially if considering modest BER upgrades.
Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement through targeted energy efficiency upgrades, potentially yielding a return on investment exceeding the upgrade costs due to increased market appeal and reduced running expenses compared to a D-rated property.
Amenities
Transport Connectivity: While specific bus routes and train stations for Kilcully are not detailed in the provided data, its location outside Dublin suggests reliance on local bus services and proximity to a regional train station for longer commutes.
Local Facilities: The area around Kilcully is known for its proximity to Cork City's amenities, likely including facilities such as Cork University Hospital, Scoil Mhuire Gan Smál for education, and various retail centres like Mahon Point Shopping Centre.
Walkability and Services: Being in Kilcully, Co. Cork, suggests a more rural or semi-rural setting with potential for walking routes and access to local shops and essential services within a short drive, rather than immediate pedestrian access.
Hypothesis: Given the property's semi-rural location in Kilcully, Co. Cork, the presence of specific public transport routes like Bus Éireann route 215 serving the nearby Bishopstown area would significantly enhance its appeal to a broader demographic of buyers, particularly commuters, and could justify a premium in asking price.
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.