Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 16.8% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 5.5km show a median of EUR 1,078,043 for similar 6-bed detacheds, while the asking price is EUR 1,150,000 (14.3% above our fair value estimate of EUR 985,164). We recommend caution and strong negotiation. Listed 67 days ago — slightly above the typical pace, mild leverage on opening bid.
2 red flags and 3 warnings identified — see them before you bid
67 days
On market
239 m²
Floor area
BER F
Energy rating
6 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
Unlock the full report for the 2 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~17% above our €985k estimate; 2 red flags, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €1,150,000 is about 17% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 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 fails a health screen — and names the test to order — graded a red flag.
02A running-cost burden the asking price ignores — graded a red flag.
03One likely affects your buildings-insurance quote — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €1,150,000
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 7 findings on this property.
FREE PREVIEW: 1 OF 7 FINDINGS
ⓘ WATCH
Active construction nearby
Clonallon House , Model Farm Road , Cork — permission granted, build in progress, 120 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.
2 RED FLAGS AND 3 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
One likely affects your buildings-insurance quote
An amenity factor your solicitor won’t check
A road-safety pattern on the local routes
Who holds leverage in this negotiation
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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
Blair Glassie, Endlsleigh Park, Douglas5.5 km · 2025-09 · 5 bed · 207 m² · D2 · match 69
€1,300,000
Sonas, Station Road, Ballincollig4.9 km · 2026-03 · 6 bed · 298 m² · EXEMP · match 62
€945,000
Cherry Lodge, Hillsboro, Model Farm Rd2.8 km · 2025-06 · 4 bed · 219 m² · match 61
€1,075,000
🔒 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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