Ballyspillane, Midleton, Co. Cork, P25 Y962
35 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 5 Bed · 3 Bath · 189m² · Bungalow
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 35 recent closed sales nearby. There's room to negotiate — seller leverage is 6.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
35 closed sales nearby · 19mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 15.7% year-on-year, based on the trailing 36-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.
Statistical Confidence · High
35
Transactions Analysed
Within 5.0km
19 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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyspillane, Midleton, Co. Cork, Cork | 2023-06-01 | 204m² | |
| Gortacrue, Midleton, Cork, Cork | 2025-11-24 | 149m² |
Transactions within a 5.0km radius and 36-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 B3 Advantage: The B3 BER rating offers a good balance of energy efficiency, implying annual energy costs are likely in the region of €1,200-€1,800, significantly lower than properties with D or E ratings.
Details
- Generous Space: With 189.0m² of floor area, this 5-bedroom bungalow offers substantial living space, which is larger than the median of 3 bedrooms and 2 bathrooms typically seen in the 100km radius market.
- Value Optimization Opportunity: While the B3 rating is good, achieving an A3 or B2 rating through targeted insulation and heating upgrades (estimated €5,000-€9,000 investment) could further enhance its market appeal and potentially increase its value by 5-7% within the local market.
- Hypothesis: The current B3 BER rating, while good, represents an opportunity for value enhancement; focusing on minimal upgrades to reach a B1 or A3 could unlock a premium of €20,000-€30,000 on this property, given the increasing demand for highly energy-efficient homes in Co. Cork.
Amenities
Midleton Connectivity: The property is located near Midleton, which is served by Bus Éireann routes 240 and 243, and the Cork Suburban Rail line at Midleton Station, offering good connectivity to Cork City.
Details
- Local Services Access: Residents have access to amenities in Midleton, including Cork County Library, Gaelscoil MIdleton, and numerous retail outlets such as Tesco and Lidl.
- Healthcare Proximity: Nearby healthcare facilities include Midleton Primary Care Centre and pharmacies, ensuring accessible medical services for residents.
- Hypothesis: The development of enhanced pedestrian and cycling infrastructure connecting Ballyspillane directly to Midleton town center could significantly boost local property values by an estimated 4-6% by improving walkability and access to amenities, making the area more attractive to families and commuters.
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.