36 Charleston Woods, Castleredmond, Midleton, Co. Cork, P25 R5W9
11 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 3 Bath · 142m² · Semi-D
Market Position
Priced Above Local Sales
At €485,000, 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.
11 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
11
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±17%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Charleston Woods, Castleredmond, Midleton, Cork | 2025-11-04 | 114m² | |
| 18 Orchard Ave, Castleredmond, Midleton, Cork | 2024-12-16 | 111m² |
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 Efficiency Savings: With an A2 BER rating, this property is estimated to have annual energy costs of €800-€1,200, potentially saving €1,000-€1,400 annually compared to a D-rated property of similar size.
Size Advantage: At 142m² with 4 bedrooms and 3 bathrooms, this property is larger than the median sale price for the same type within 1km (€380,000), offering better space efficiency for its type.
Value Optimization Potential: While the property has an excellent A2 BER rating, a minor investment in premium fixtures or landscaping could potentially command a price closer to its estimated value, optimising its market position against similar quality homes.
Hypothesis: Given the A2 BER rating and the fact that similar semi-detached properties (same type) within 1km have a median sale price of €416,450, while this property's estimated value is €511,822, there's a strong indication that properties with superior energy efficiency and modern specifications are achieving a significant premium that might not be fully captured by the broader 'same type' metric, suggesting an opportunity for value uplift through continued focus on quality features.
Amenities
Transport Connectivity: While specific routes aren't listed, Castleredmond is generally served by Bus Éireann routes connecting to Cork City, and the nearby Midleton train station provides direct rail access to Cork Kent station.
Educational Access: The area is proximate to Gaelscoil Uí Eochaidh, Midleton Educate Together National School, and St. Mary's Secondary School, offering a range of educational options for families.
Healthcare and Retail: Residents have convenient access to health services at Midleton Community Hospital and local pharmacies, along with a variety of retail options including Market Green Shopping Centre with its supermarket and shops.
Hypothesis: The presence of the Market Green Shopping Centre and multiple primary and secondary schools within the Castleredmond area suggests a strong pull for family-oriented buyers; if this development is also paired with planned upgrades to public transport links or the introduction of more direct commuter bus services to Cork City, it could further solidify Midleton's appeal as a commuter town and drive up demand and property values within specific developments like Charleston Woods.
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.