11 radharc na sleibhte, churchtown, co. cork, p51 a9ca
9 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 4 Bed · 3 Bath · 111m² · Semi-D
Market Position
Priced Above Local Sales
At €265,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 closed sales nearby · 21mo recency · High 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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 · 34% 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
€265,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
9
Transactions Analysed
Within 3.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Radharc Na Sleibhte, Churchtown, Mallow, Cork | 2025-09-18 | 110.7m² | |
| 12 Radharc Na Sleibhte, Churchtown, Mallow, Cork | 2025-07-09 | 112m² |
Transactions within a 3.0km radius and 24-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
Favorable energy efficiency: With a C1 BER rating, this property offers good energy efficiency, estimated to result in annual energy costs of approximately €1,200-€1,800, which is notably lower than the €1,800-€2,200 for a D-rated property of similar size, saving €400-€1,000 annually.
Details
- Generous living space: At 111m² with 4 bedrooms and 3 bathrooms, this semi-detached property provides substantial living space, exceeding the typical 3 bedrooms and 2 bathrooms found in median sales within a 20km radius, appealing to larger families.
- BER upgrade potential: Strategic investment of approximately €3,000-€6,000 in minor upgrades such as improved insulation or heating controls could elevate the C1 BER to a B3, potentially increasing the property's market value by €5,000-€10,000 and enhancing long-term energy savings.
- Hypothesis: The property's strong C1 BER, combined with its ample size and bedroom count for a semi-detached home, positions it as an attractive and practical choice for modern families, promising lower running costs and good potential for future value appreciation through targeted, cost-effective energy enhancements.
Amenities
Essential transport links: While not directly on a rail line, the property benefits from access to regional Bus Éireann routes (e.g., Bus Éireann 245 for connections to Cork and Limerick) via a short drive to nearby towns like Charleville (approximately 15km) or Mallow (approximately 20km), providing inter-town connectivity.
Details
- Local family conveniences: The property is well-situated for local family needs, with Churchtown National School located within 1km, along with a local Centra store also within 1km, ensuring daily essentials and community facilities are easily accessible within the village.
- Broader regional access: For more comprehensive shopping, healthcare, and educational options, residents have convenient access to larger towns such as Charleville (approximately 15km) and Mallow (approximately 20km), which host major supermarkets like SuperValu and Lidl, multiple secondary schools, and Mallow General Hospital.
- Hypothesis: Churchtown's blend of core village amenities and its strategic proximity to larger towns like Charleville and Mallow suggests an appeal to buyers prioritizing a tranquil, community-focused lifestyle that still offers convenient access to broader services, potentially drawing families seeking a balance between rural charm and urban accessibility.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.