16 Ashwood Crescent, Ashlin Road, Midleton, Co. Cork, P25 A562
13 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €365,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
13 closed sales nearby · 12mo 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
These signals interact — full analysis in report.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±11%
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Ashwood Crescent, Midleton, Cork, Cork | 2025-12-03 | 120m² | |
| 15 Ashwood Crescent, Midleton, Cork, Cork | 2025-12-22 | — |
Transactions within a 1.5km radius and 18-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
BER Rating Opportunity: With a C1 BER rating, potential energy efficiency upgrades to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a smart investment.
Generous Size: At 120m², this semi-detached property is larger than the median of 3 bedrooms and 2 bathrooms found within a 10km radius (10km_180d_median_beds: 3.0, 10km_180d_median_baths: 2.0), offering better space efficiency for families.
Value Optimization: While having a C1 BER, the property's asking price is 13.5% above the 10km median sale price over 30 days, indicating that buyers are willing to pay a premium for this size and configuration, suggesting an opportunity to enhance value through targeted BER improvements.
Hypothesis: The C1 BER rating suggests a potential for significant energy cost savings with targeted upgrades; focusing on improving insulation and heating systems could reduce annual energy bills by an estimated €800-€1,200 compared to lower-rated properties, making it a more attractive long-term investment.
Amenities
Transport Links: Midleton is served by Bus Éireann routes 261 and 262, providing connectivity to Cork City, and the property is a short drive to Midleton Train Station on the Cork-Cobh line, offering direct access to Cork city centre.
Local Schools: The area benefits from several educational facilities, including Midleton CBS Primary School, St. Mary's High School, and Midleton College, all within a 2km radius, catering to various age groups.
Retail and Services: Residents have convenient access to a wide range of amenities, including the Market Green Shopping Centre, SuperValu, Lidl, and a variety of local shops, restaurants like Farmgate Café, and healthcare services including the Midleton Primary Care Centre.
Hypothesis: The strong connectivity via the train station and multiple bus routes, combined with the proximity to a comprehensive range of schools and retail centres, positions Midleton as a desirable commuter town, likely to see sustained property value growth due to its balance of urban accessibility and suburban living.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.