BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 2 bedActive listing
4 The Clipper, Convent Garden, Kinsale, County Cork
P17 F258 · Cork
Apartment · 2 bed · 130.06 m² · BER A2
Asking price
€925,000
BuyerIQ value i
€738,000
Confidence Highi — 10 comparable sales support this estimate
△ PRICED 25.3% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 1.8km show a median of EUR 732,374 for similar 2-bed apartments, while the asking price is EUR 925,000 (20.2% above our fair value estimate of EUR 737,934). We recommend caution and strong negotiation. Listed only 13 days ago — this market segment is moving fast, expect competition.
32 days
On market
130.06 m²
Floor area
BER A2
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
Unlock the full report for the 3 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~25% above our €738k estimate; 3 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €925,000 is about 25% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. There are 3 red flags here I wouldn't ignore — the full report names them and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One likely affects your buildings-insurance quote — graded a red flag.
02One fails a health screen — and names the test to order — graded a red flag.
03A road-safety pattern on the local routes — graded a red flag.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €925,000
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 6 findings on this property.
FREE PREVIEW: 1 OF 6 FINDINGS
ⓘ WATCH
Active construction nearby
Site to the Rear of Rampart House The Ramparts Town-Plots Kinsale Co Cork — permission granted, build in progress, 90 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
3 RED FLAGS AND 1 WARNING TO UNLOCK
Get the full story before you bid.
One likely affects your buildings-insurance quote
One fails a health screen — and names the test to order
A road-safety pattern on the local routes
An amenity factor your solicitor won’t check
Who holds leverage in this negotiation
One-time payment. No subscription.
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
No 1 The Clipper, Avila Convent Garden, Kinsale1.8 km · 2025-12 · match 78
€699,999
Cedarwood, Featherbed Lane, Eastern Rd470 m · 2026-04 · 4 bed · 170 m² · C2 · match 69
€825,000
No 5 The Clipper, Avila, Convent Garden1.8 km · 2024-07 · match 68
€640,000
🔒 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.
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Official data
20+ Irish government and industry sources.
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