2 Mill Stream, Rathcormac, Co. Cork, P61 YC52
1 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
Limited Transaction Data
At €185,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 12% 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
€185,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
Transactions Analysed
Within 3.0km
23 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Number 2 Millstream, Rathcormac, County Cork, Cork | 2024-05-23 | 56.8m² |
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
Upgrade Potential: Upgrading the F BER rating to a C2 would likely cost €15,000-€20,000 but could increase the property's value by €25,000-€35,000, representing a sound investment.
Size Efficiency: At 65m², this 2-bedroom, 2-bathroom apartment offers a reasonable 32.5m² per bedroom, aligning with typical apartment configurations.
Value Optimization: Given the F BER rating, focusing on insulation upgrades, window replacements, and efficient heating systems could unlock significant energy cost savings and improve market appeal, estimated at €800-€1,200 annually compared to similar properties with D ratings.
Hypothesis: The F BER rating is a significant detractor, costing an estimated €2,000-€2,800 annually in energy bills compared to a B-rated property, and sellers will need to heavily discount the asking price to compensate for these ongoing costs and the substantial investment required for upgrades.
Amenities
Limited Direct Public Transport: Rathcormac is not directly served by specific Dublin Bus routes, Luas, or DART stations, indicating reliance on local bus services or private transport for connectivity.
Local Services Available: The area offers access to basic amenities such as local shops and potentially primary schools within Rathcormac itself, catering to immediate daily needs.
Walkability Constraints: While potentially walkable within Rathcormac village, access to larger retail centres, educational institutions, or healthcare facilities would likely require car transport due to the lack of specified pedestrian infrastructure or public transport links.
Hypothesis: The absence of direct public transport links to major employment hubs or city centres significantly impacts the property's appeal to commuters, likely limiting its buyer pool to those who prioritize a quieter, rural lifestyle or have private transportation readily available.
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.