Colbert'S Bar, Main Street, Ballinacurra, Midleton, Co. Cork, P25 Y170
8 homes sold nearby. See what they went for — and what to bid on this one.
€319,950 · 3 Bed · 1 Bath · End of Terrace
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Market Position
Priced Within Local Sold Range
At €319,950, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 12mo recency · Moderate 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 €319,950, 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 €15,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €319,950, 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.
€15,998
That's what overbidding by just 5% on a €319,950 home costs you — before interest.
A €19 check before a €319,950 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €319,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 The Old Dairy, Ballinacurra, Midleton, Cork | 2025-07-01 | 112m² | |
| 47 The Paddocks, Castleredmond, Midleton, Cork | 2025-04-01 | — |
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: Upgrading this property's G BER rating to a C1 could cost approximately €15,000-€20,000, but is projected to increase its market value by €25,000-€35,000.
Details
- Size Advantage: At 120m², this property is of a substantial size, aligning with the 'Large' size category and offering ample living space compared to the median size in the wider market.
- Renovation Opportunity: With a single bathroom and a G BER rating, this property presents a significant opportunity for value optimization through strategic renovations, potentially adding €40,000-€60,000 in value upon completion of upgrades.
- Hypothesis: The high percentage of properties with unknown BER ratings (100%) within 100km suggests a general need for energy efficiency upgrades across the market; however, properties with G ratings like this one face a significant hurdle in achieving competitive resale values without substantial investment, potentially leading to a longer time on market if not addressed.
Amenities
Transport Connectivity: While not explicitly detailed, the location in Ballinacurra, Midleton, Co. Cork, typically benefits from Bus Eireann services connecting to Cork City and surrounding towns, providing essential transport links.
Details
- Local Lifestyle Hub: Midleton town centre, a short distance away, offers a comprehensive range of amenities including supermarkets like SuperValu and Lidl, the Market Green Shopping Centre, and various local shops and eateries.
- Educational Proximity: The property is likely served by schools such as Midleton CBS Primary School, Gaelscoil Midean, and St. Mary's Secondary School, catering to diverse educational needs within the local area.
- Hypothesis: The proximity to Midleton, a well-established town with a strong commercial centre and connectivity via the N25, positions this property to benefit from any future infrastructure improvements or urban regeneration projects planned for the wider Cork East region, potentially increasing its desirability and long-term value.
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.