7 The Oak, Water Rock Manor, Midleton, Co. Cork
10 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 3 Bath · 115m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 10 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
10 closed sales nearby · 10mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €18,958 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€18,958
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 10 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
10
Transactions Analysed
Within 1.5km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockgriffin, Midleton, Cork, Cork | 2025-06-20 | — | |
| 3a Rock Brook, Baneshane, Midleton, Cork | 2025-03-12 | 146m² |
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
Optimal Energy Efficiency: With an A2 BER rating, this property ensures annual energy costs of approximately €800-€1,200, representing significant savings of €1,000-€1,400 compared to D-rated properties which typically incur €1,800-€2,200 annually.
Details
- Generous Living Space: Offering 115m², this 3-bedroom semi-detached home provides ample living space, further enhanced by its 3 bathrooms, which exceeds the local median of 2 bathrooms for similar properties within a 10km radius.
- Modern Comfort: The A2 BER and three bathrooms distinguish this property from the typical 3-bed, 2-bath median within a 10km radius, reflecting a higher standard of modern comfort and significantly reducing future upgrade needs for a buyer.
- Hypothesis: Properties with an A2 BER in the Midleton area will continue to see accelerated value appreciation compared to lower-rated homes, as buyers increasingly prioritize long-term energy savings and environmental sustainability in their investment decisions.
Amenities
Commuter Convenience: Excellent transport links are available via the Midleton Train Station (Cork-Midleton line) and multiple Bus Éireann routes, including the 261, providing direct access to Cork City, while the N25 offers seamless road connectivity.
Details
- Family-Friendly Hub: The area boasts strong educational facilities, including Midleton Educate Together National School and Midleton College, complemented by accessible childcare options like Little Wonders Crèche, making it an ideal choice for families.
- Local Lifestyle: Residents benefit from extensive shopping choices with Lidl, SuperValu, Tesco, and Aldi all in Midleton, alongside vibrant lifestyle amenities such as the Midleton Farmers Market and Stephen's Field park for leisure and community engagement.
- Hypothesis: As the Water Rock Manor development progresses, the planned expansion of local amenities and improved pedestrian infrastructure will further integrate the estate with Midleton town, enhancing walkability and overall quality of life, thereby driving higher buyer demand.
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.