Apartment 5, Johnny Barry House, Connolly Street, Midleton, Co. Cork, P25 WK64
27 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 36m² · Apartment
Market Position
At the Upper End of Local Sales
At €165,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
27 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
Before you bid €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 9.6% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 15% 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
€165,000
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 · High
27
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 4, John Barry House, 37 Main St, Cork | 2025-12-19 | 60m² | |
| 10 Granary Court, Connolly St, Midleton, Cork | 2025-11-14 | — |
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 Upgrade Investment: The property's F BER rating presents a significant upgrade opportunity; improving to a B2 rating could cost an estimated €15,000-€25,000 but potentially increase the property value by €25,000-€40,000.
Energy Cost Savings Potential: Upgrading the BER from F to B2 could reduce annual energy costs by €1,300-€2,300 for this 36m² apartment, making it more attractive to long-term owners or tenants.
Compact Living: At 36m² with 2 bedrooms and 1 bathroom, this apartment is categorized as 'Small', making it suitable for single occupants or couples seeking compact, efficient living space in a central location.
Hypothesis: The property's current BER F rating, combined with its small size, makes it an ideal candidate for strategic retrofitting under SEAI grants, enabling a buyer to significantly boost the asset's value and appeal to a wider demographic of energy-conscious buyers or renters seeking lower running costs.
Amenities
Excellent Transport Links: Located on Connolly Street, the apartment offers convenient access to Midleton Train Station (part of the Cork-Midleton commuter rail line) and multiple Bus Éireann routes, including the 260 serving Cork City, ensuring strong connectivity for commuters.
Established Educational Hub: The area boasts established educational facilities such as Midleton CBS Secondary School, Midleton College, and Gaelscoil Mainistir na Corann, all within a short distance, making it appealing for families.
Comprehensive Local Services: Residents benefit from easy access to essential amenities including Market Green Shopping Centre (featuring SuperValu), Lidl, Aldi, Midleton Medical Centre, and numerous local pharmacies, enhancing daily convenience.
Hypothesis: The central location on Connolly Street, combined with Midleton's ongoing development as a commuter town for Cork City, ensures sustained demand for well-located properties, particularly those offering immediate access to public transport and a vibrant town centre, likely leading to further property value appreciation.
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.