Bawnard East, Midleton, Ballynacorra, Co. Cork, P25 A0X8
10 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 49m² · Bungalow
Market Position
Below Typical Sale Prices
At €295,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 8mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 3.0km
8 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 |
|---|---|---|---|
| Izgled, East Ferry, Midleton, Cork | 2024-09-06 | 199.7m² | |
| 35 Roselawn, Ballinacurra, Midleton, Cork | 2024-12-20 | 102.2m² |
Transactions within a 3.0km radius and 24-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: Upgrading this G-rated BER bungalow to a C or B rating would likely cost between €15,000 and €25,000 but could increase its market value by €20,000 to €35,000, representing a solid return on investment.
Details
- Space Efficiency: At 49m², this 2-bedroom bungalow offers compact living space, with the average 3-bedroom property within 10km being significantly larger, potentially making it less appealing to families seeking more room.
- Value Optimization Opportunity: With a G BER rating, annual heating costs are estimated to be €2,000-€3,000 higher than for a C-rated property of similar size, presenting a clear opportunity for value enhancement through energy efficiency upgrades.
- Hypothesis: The significant discrepancy between this bungalow's G BER rating and the typical C or B ratings found in comparable properties within a 10km radius indicates that energy efficiency is a key factor that buyers are willing to pay a premium for, suggesting that future investments in insulation, heating systems, and window replacements could unlock substantial value.
Amenities
Transport Links: While specific routes are not provided, the Ballynacorra area is generally served by Bus Éireann routes connecting to Midleton town and Cork city, with Midleton train station offering further connectivity.
Details
- Local Services: The property is located near Midleton town, which offers a range of amenities including national schools like St. Colman's National School and secondary schools like Midleton CBS Secondary School, along with SuperValu and Tesco supermarkets.
- Walkability: The immediate area around Bawnard East offers limited specific pedestrian infrastructure, but proximity to Midleton town (approx. 3-4km) provides access to footpaths, local shops, and restaurants like The Farmgate Café.
- Hypothesis: Given the rural nature of Ballynacorra and the reliance on Midleton for amenities, properties that offer better connectivity to public transport, such as being closer to bus stops or train stations, or those that are within walking distance to essential services, will likely command a higher resale value and attract a broader buyer pool.
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.