16 Radharc Na Sleibhte, Churchtown, Co. Cork, Churchtown, Co. Cork, P51 YNV0
9 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 2 Bath · 120m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 €195,000 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 below the size-adjusted median, 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
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 |
|---|---|---|---|
| 12 Radharc Na Sleibhte, Churchtown, Mallow, Cork | 2025-07-09 | 112m² | |
| 21 Radharc Na Sleibhte, Churchtown, Mallow, Cork | 2024-07-08 | 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
BER C3 Potential: With a C3 BER rating, annual energy costs are likely in the range of €1,500-€2,000 for a property of this size, offering moderate efficiency but with scope for improvement.
Details
- Generous Dimensions: The property offers 120m² of living space, which is generous for a 3-bedroom end-of-terrace house, providing ample room for a family.
- Value Optimization Opportunity: While the C3 BER is not poor, upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €500-€800.
- Hypothesis: The C3 BER rating, while not critically low, represents an opportunity for value enhancement. Targeted energy efficiency upgrades could significantly improve the property's appeal and long-term running costs, making it more competitive against properties with higher BER ratings.
Amenities
Limited Local Transport: Based on the provided data, specific bus routes, train stations, or Luas stops serving Churchtown, Co. Cork are not detailed, suggesting reliance on private transport for connectivity.
Details
- School Proximity Unspecified: While the property is located in Churchtown, Co. Cork, specific names of schools, colleges, or universities in the immediate vicinity are not provided in the raw data.
- Healthcare Access Vague: The raw data does not specify any particular hospitals, clinics, or pharmacies directly serving Churchtown, Co. Cork, making it difficult to assess healthcare accessibility.
- Hypothesis: The lack of specific amenity data for Churchtown, Co. Cork, within the provided dataset suggests that this location may be more rural or less densely populated with major amenities, requiring residents to travel to larger nearby towns or cities for services and transport, which could impact long-term desirability for some buyers.
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.