Tig Mhuire, Kilcully, White's Cross, Co. Cork, T23 XT96
8 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 1 Bath · 203m² · Detached
Market Position
Priced Within Local Sold Range
At €550,000, 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 14% 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
€550,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
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 C3 Cost Implication: Upgrading the C3 BER rating to a B2 could cost approximately €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000.
Energy Savings Potential: A C3 BER rating suggests annual energy costs of roughly €1,600-€2,000, whereas an A2 rating could reduce this to €800-€1,200, a saving of €800-€1,200 annually.
Space Efficiency: With 203m² across 4 bedrooms, the property offers a comfortable 50.75m² per bedroom, which is a good size for family living.
Hypothesis: Investing in targeted insulation and a new heating system to improve the BER from C3 to B2 could yield a return on investment of 50-70% on the upgrade cost within 3-5 years, driven by both energy savings and enhanced market appeal.
Amenities
Transport Links: Access to transport includes Bus Eireann route 227 serving the White's Cross area, connecting to Cork City Centre.
Local Services: The property is situated near amenities such as supermarkets like Dunnes Stores in Ballincollig (approx. 5km drive) and local shops in White's Cross.
Family Facilities: Within a reasonable drive, there are several primary and secondary schools like Scoil na Croise Naofa and Coláiste an Spioraid Naoimh.
Hypothesis: The proximity to established residential areas and the moderate bus connectivity suggest that the area's appeal is strong for families seeking a balance between suburban tranquility and access to urban centers, with potential for increased property values as local infrastructure, such as new roads or community facilities, is developed over the next 5 years.
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.