Confidence Mediumi — 10 comparable sales support this estimate
△ FAIRLY PRICED — WITHIN 0.2% OF OUR ESTIMATE
The asking price is in line with recent market activity. Based on 10 comparable sales within 1.4km over the last 10 months, similar 3-bed semi-detached houses sold for a median of EUR 416,048. Our fair value estimate of EUR 424,335 is within 0.2% of the asking price of EUR 425,000. Listed only 10 days ago — this market segment is moving fast, expect competition.
11 days
On market
114 m²
Floor area
BER EXEMP
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~0% above our €424k estimate; 1 red flag, 1 warning before you bid.
Here's my read before you bid. At €425,000 it's priced broadly in line with the comparable sales. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do.
01Poor BER (EXEMP) — SEAI BER register.
02Moderate flood risk — OPW CFRAM.
03Fresh listing — seller anchored high — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €425,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
Fresh listing — seller anchored high
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG AND 1 WARNING TO UNLOCK
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Poor BER (EXEMP)
Moderate flood risk
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
16 The Crescent, Highfield Park, Ballincollig690 m · 2026-03 · 4 bed · 137 m² · A3 · match 82
€475,000
188 The Willows, Ballincollig, Cork790 m · 2026-04 · 3 bed · 91 m² · B2 · match 78
€398,000
33 Highfield Ave, Carriganarra, Ballincollig620 m · 2026-03 · 3 bed · 98 m² · match 76
€325,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
3 green flags on this property — free
Asking price in line with the area10 comparable sales — strong evidenceLiveability 72/100 — #18 nationally
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