16 Radharc Na Sleibhte,, 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 Efficiency: The C3 BER rating suggests moderate energy efficiency, with estimated annual energy costs likely falling between €1,400-€1,800, compared to €800-€1,200 for B-rated properties.
Details
- Size Advantage: At 120m², this property is larger than the 3.0 median bedrooms found in the wider 100km radius market (which averages 3.0 beds), offering more spatial capacity.
- Upgrade Potential: Improving the BER from C3 to a B2 rating would likely cost approximately €7,000-€10,000 and could potentially increase the property's value by €10,000-€15,000, representing a 1.25-1.6x return on investment.
- Hypothesis: The property's C3 BER rating presents a tangible opportunity for value enhancement. By investing between €7,000-€10,000 in energy efficiency upgrades to achieve a B2 rating, the owner could see a projected value increase of €10,000-€15,000 and reduce annual energy costs by an estimated €500-€700, making it a strategically sound investment for future resale or occupancy.
Amenities
Connectivity Gaps: Limited specific public transport data for Churchtown, Co. Cork, is provided, but the absence of Luas, DART, or specific bus routes in the raw data suggests potential reliance on private transport or infrequent local bus services, impacting commuter convenience.
Details
- Local School Access: While specific school names are not provided in the raw data, the general location outside Dublin suggests access to primary and secondary education facilities within reasonable distance for families, contributing to family-friendly appeal.
- Local Retail and Services: The provided data does not detail specific shops, restaurants, or parks in Churchtown, Co. Cork, necessitating further research for lifestyle amenity assessment, though typical rural/suburban areas would likely offer essential services.
- Hypothesis: Given the 'Outside Dublin' classification and the lack of specific public transport details, it's hypothesized that Churchtown's appeal for residents will heavily depend on local community services and proximity to larger hubs like Cork City. The absence of direct public transport routes may result in a 5-10% lower valuation compared to similarly sized properties with direct commuting options to major employment centers.
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.