c.53 acres Forrest, Rearoe, Clogheen near, Mitchelstown, Co. Cork
4 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 1 Bed · 1 Bath · 1m² · Detached
Market Position
Significantly Above Local Sales
At €350,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 112% 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
€350,000
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 · Low
4
Transactions Analysed
Within 5.0km
25 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Bungalow, Church St, Mitchelstown, Cork | 2023-12-07 | — | |
| Brigown, Mitchelstown, Cork, Cork | 2025-07-07 | 49m² |
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 Rating Impact: The SI_666 BER rating indicates very poor energy performance; upgrading from this level to a C-rated BER could cost approximately €15,000-€20,000 and potentially add €20,000-€25,000 in property value.
Size vs. Value: The property size of 1.0m² for a detached 1-bedroom, 1-bathroom dwelling is an extreme outlier and likely an error in the data; assuming a typical dwelling size for a property with c.53 acres, the price per square meter would be significantly lower than typical rural residential properties.
Value Optimization: Given the very low BER rating, significant investment in insulation, heating systems, and window upgrades, estimated at €15,000-€20,000, would be required to improve energy efficiency and market appeal, potentially yielding a €20,000-€25,000 value increase.
Hypothesis: The provided 1.0m² size metric for a detached property on c.53 acres is fundamentally incorrect and likely a data error, meaning traditional price per square meter metrics are misleading; the true value driver is overwhelmingly the land parcel itself and its development or agricultural potential, not the 1-bedroom dwelling.
Amenities
Transport Connectivity: This property is located outside of Dublin and without specific data on bus routes, train stations, or Luas stops for the Clogheen/Mitchelstown area, its transport connectivity is currently undefined and likely limited to private transport.
Local Services: Specific educational facilities, healthcare access points, shopping centers, and family services for Clogheen near Mitchelstown are not provided in the raw data, making an assessment of local lifestyle amenities impossible.
Walkability and Green Space: With c.53 acres, the property offers extensive private outdoor space, but specific public walking routes or pedestrian infrastructure in the immediate vicinity of Forrest, Rearoe are not detailed in the provided data.
Hypothesis: The lack of specific public transport, educational, and healthcare amenities data for the Clogheen/Mitchelstown area suggests a highly rural setting where reliance on private transport is paramount, and local demand is likely driven by those seeking significant land and privacy rather than proximity to urban conveniences.
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.