4 Beechwood Avenue, Cluain Ard, Newtown, Co. Cork, P24 XH24
20 homes sold nearby. See what they went for — and what to bid on this one.
€355,000 · 4 Bed · 3 Bath · 122m² · Terrace
Market Position
Priced Within Local Sold Range
At €355,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 9mo 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 €355,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €355,000, 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.
€17,750
That's what overbidding by just 5% on a €355,000 home costs you — before interest.
A €19 check before a €355,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €355,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 increased 7.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
9 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Beechwood Ave Cluain Ard Cobh, Cork, Cork | 2025-10-31 | 122m² | |
| 3 Beechwood Ave, Cluain Ard, Cobh, Cork | 2026-01-19 | 123m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this property offers favorable annual energy costs estimated between €1,200-€1,600, significantly lower than the typical €2,000-€2,500 for D-rated properties of similar size, providing annual savings of €800-€900.
Details
- Generous Living Space: The property boasts 122m² of living space with 4 bedrooms and 3 bathrooms, categorizing it as 'Large' and well above the local median of 3 bedrooms and 2 bathrooms found in properties sold within a 5km radius.
- Optimized Configuration: The 4-bedroom, 3-bathroom layout provides ample accommodation, making it an attractive option for larger families or those seeking extra space, exceeding the typical configuration in the 5km radius.
- Hypothesis: While already a solid C1 BER, a strategic upgrade to a B-rating, potentially costing €4,000-€7,000 for targeted improvements like improved insulation or a new heating system, could further reduce energy bills by an additional €300-€500 annually and increase its market appeal, positioning it strongly against newer, higher-rated homes.
Amenities
Excellent Transport Connectivity: Located in Newtown near Midleton, the property benefits from access to Bus Éireann routes such as the 261, providing regular services to Midleton town centre and Cork City. Midleton Train Station is also conveniently accessible, offering direct rail links to Cork Kent Station.
Details
- Comprehensive Lifestyle and Education: The area around Midleton offers a rich array of amenities including Midleton College and St. Mary's High School for education, supermarkets like SuperValu and Lidl for shopping, and recreational spots such as Midleton Community Park and Ballyannan Wood for leisure activities.
- Healthcare and Family Convenience: Residents have access to local GP clinics and pharmacies within Midleton, with larger hospitals like Mercy University Hospital in Cork City being reachable. Numerous childcare facilities such as Happy Days Crèche are available in the vicinity, catering to family needs.
- Hypothesis: The ongoing development of Midleton and improved public transport infrastructure, including potential enhancements to the Cork Commuter Rail line, will likely increase the property's long-term value, as enhanced connectivity and local services attract more residents seeking a balance of town and city living.
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.