BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Detached House · 4 bedActive listing
Archways, Ballintubber, Carrigtwohill, Cork
T45 XD42 · Cork
Detached House · 4 bed · 125 m² · BER D
Asking price
€470,000
BuyerIQ value i
€448,000
Confidence Mediumi — 10 comparable sales support this estimate
△ FAIRLY PRICED — WITHIN 4.9% OF OUR ESTIMATE
The asking price is in line with recent market activity. Based on 10 comparable sales within 3.5km over the last 12 months, similar 4-bed detached houses sold for a median of EUR 457,418. Our fair value estimate of EUR 448,128 is within 4.7% of the asking price of EUR 470,000.
125 m²
Floor area
BER D
Energy rating
4 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open19%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~5% above our €448k estimate; 1 red flag, 2 warnings before you bid.
Here's my honest read before you bid. The asking of €470,000 is about 5% above where the comparable sales actually land. 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. 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 fails a health screen — and names the test to order — graded a red flag.
02A running-cost burden the asking price ignores — graded a warning.
03An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €470,000
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
⚑ RED FLAG
High radon area
Radon is the second-largest cause of lung cancer in Ireland and invisible at viewing. In high-radon areas the EPA recommends testing; remediation typically runs €800–1,500 if levels exceed 200 Bq/m³.
Recommended action
Order a 3-month radon test (€56) at sale-agreed, or request one as a condition. Remediation is a line item, not a deal-breaker.
2 WARNINGS TO UNLOCK
Get the full story before you bid.
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
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
28 Rose Hill East, Ballinacurra, Midleton3.5 km · 2026-03 · 5 bed · 314 m² · C1 · match 69
€585,000
3 The Way, Elmbury, Carrigtwohill2.7 km · 2026-03 · 3 bed · 102 m² · C3 · match 68
€330,000
34 Rose Lawn, Ballinacurra, Midleton3.3 km · 2026-03 · 4 bed · 137 m² · C2 · match 67
€470,000
🔒 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 70/100 — #26 nationally
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