2 Coppinger View, Castleredmond Court, Midleton, Co. Cork, P25 TD52
15 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 2 Bath · 93m² · Duplex
Market Position
Below Typical Sale Prices
At €260,000, 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.
15 closed sales nearby · 13mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 4.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±14%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Coppinger Way, Castleredmond Court, St Marys Rd, Cork | 2024-12-19 | 94m² | |
| 21 Roxboro Close, Midleton, Cork, Cork | 2024-11-28 | 90m² |
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
Cost-Effective BER Upgrade: Upgrading the B3 BER rating to an A2 would likely cost €4,000-€7,000 and could potentially increase the property's value by €8,000-€12,000, representing a solid return on investment.
Energy Savings Potential: With a B3 BER rating, annual energy costs are estimated to be €1,300-€1,700, compared to approximately €1,800-€2,200 for a D-rated property of similar size, offering savings of €500-€900 per year.
Efficient Space Utilization: The 93m² duplex with 3 bedrooms and 2 bathrooms represents a well-configured and efficient use of space, aligning with the median of 3 bedrooms and 2 bathrooms seen across various radii.
Hypothesis: The B3 BER rating, while good, leaves room for optimization; a targeted insulation upgrade and efficient heating system installation could not only reduce annual energy bills by a further €300-€500 but also elevate the property's market appeal and capital value by 3-5% in a market increasingly focused on sustainability.
Amenities
Excellent Transport Hub: Midleton is served by bus routes such as Bus Éireann routes 240 and 245, providing direct access to Cork City, and is a short drive from Midleton Train Station, offering a strong connectivity for commuters.
Comprehensive Local Services: The area boasts numerous amenities including SuperValu and Aldi supermarkets, St. Mary's National School, and Midleton Community Hospital, ensuring convenience for daily living.
Abundant Lifestyle Options: Residents can enjoy a variety of dining options at restaurants like Thyme Restaurant and Moxy's, alongside recreational opportunities at Market Green Shopping Centre and nearby parks like Ballinacurra Marsh.
Hypothesis: The strong connectivity via bus and rail links, coupled with a rich selection of local amenities and lifestyle options in Midleton, acts as a significant value driver, likely contributing an additional 8-12% to property values compared to areas with less developed infrastructure, a trend expected to continue with ongoing regional development plans.
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.