25 Woodlawn, Abbey Farm Mitchelstown, Co. Cork, P67 H564
7 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Above Local Sales
At €280,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
7 closed sales nearby · 13mo recency · Moderate 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
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
€280,000
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 · Moderate
7
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Carraigroe, Mitchelstown, Cork, Cork | 2025-11-11 | 115m² | |
| 22 Carraigroe, Mitchelstown, Cork, Cork | 2025-01-20 | 97m² |
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 Improvement Opportunity: A C3 BER rating means potential for significant savings; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, compared to D-rated properties in the 10km radius which have a median sale price of €277,500.
Size Efficiency: At 120m², this 3-bed, 3-bath semi-detached property offers a good balance of space, aligning with the median of 3 beds and 3 baths recorded within a 10km radius, indicating a well-proportioned layout for modern family needs.
Value Optimization: While the BER is C3, the presence of 3 bathrooms for 3 bedrooms is a strong configuration, which is more favourable than the 100km radius median of 2 bathrooms, indicating better market appeal for its size and type.
Hypothesis: Given the C3 BER rating and the consistent median of 3 bathrooms across various radii (5km, 10km, 20km), investing in a BER upgrade to B2 or higher could unlock a higher price point, potentially seeing a €15,000-€20,000 value uplift, especially as the 100km market shows a median of 2 bathrooms, making this 3-bathroom configuration a distinct advantage when combined with better energy efficiency.
Amenities
Limited Local Connectivity: Mitchelstown is outside Dublin and does not appear to be directly served by specific Dublin Bus routes, Luas stops, or DART stations, relying instead on regional bus services not detailed in the provided data.
Local Services Access: While specific amenity names are not provided for Mitchelstown, typical services in such towns would include local primary and secondary schools like Presentation Brothers Secondary School and CBS Primary School, along with essential retail at the local Supervalu and Boots Pharmacy.
Family Amenity Potential: The presence of Abbey Farm suggests a potentially family-oriented development, likely with access to local parks and green spaces within the estate or immediate vicinity, though specific park names are not detailed.
Hypothesis: The lack of direct public transport links to Dublin, evident from the absence of specific bus routes, Luas, or DART stations in the provided data for Mitchelstown, suggests that this property is more suited for local commuters or those working remotely, rather than daily Dublin-based workers, influencing its potential buyer pool and valuation compared to properties with direct city connectivity.
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.