“dunlin”, the cliffs, ballycotton, midleton, co. cork, p25 kn83
6 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 4 Bath · 219m² · Detached
Market Position
At the Upper End of Local Sales
At €695,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
6 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €25 check before a €695,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
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
Financial Exposure · 71% 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
€695,000
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 · Moderate
6
Transactions Analysed
Within 3.0km
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Seaview Park, Ballycotton, Cork, Cork | 2024-11-07 | 136m² | |
| Church Road, Ballycotton, Midleton, Cork | 2025-08-22 | 106m² |
Transactions within a 3.0km 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
Energy Efficiency Advantage: With a B BER rating, this property offers estimated annual energy costs of €800-€1,200, representing substantial savings of €600-€1,000 compared to the €1,800-€2,200 typically associated with D-rated properties of similar size.
Exceptional Space & Layout: Spanning 219m² as a detached residence with 3 bedrooms and an impressive 4 bathrooms, this property offers significantly more space and a superior bathroom-to-bedroom ratio compared to the median 3-bed, 2-bath properties sold in the 50km radius.
Renovation Value Potential: Given its generous size, the property presents an opportunity to reconfigure the layout, potentially adding a fourth bedroom or office space, which could further increase its market value by €20,000-€30,000 depending on local demand and cost of works.
Hypothesis: The combination of a strong BER, detached status, and expansive floor area makes this property a highly desirable, future-proofed asset, likely to attract premium buyers seeking sustainable and spacious living, setting a new benchmark for quality in the immediate Ballycotton area.
Amenities
Regional Connectivity: While Ballycotton offers local charm, key transport links are centered in Midleton, approximately 15km away, providing access to Bus Éireann routes like the 261 (Cork-Midleton-Youghal) and the Midleton Train Station for commuter rail services to Cork City.
Local Lifestyle Hub: Ballycotton village offers direct access to the renowned Ballycotton Cliff Walk for outdoor enthusiasts, along with charming local establishments such as The Schooner Bar and Pier 26 Restaurant, providing immediate lifestyle appeal.
Family & Essential Services: Essential services and educational facilities are primarily found in Midleton, including primary schools like Gaelscoil Mainistir na Corann and secondary schools such as Midleton College, along with supermarkets like Hurley's SuperValu and healthcare at Midleton Community Hospital.
Hypothesis: The blend of idyllic coastal seclusion in Ballycotton, coupled with convenient access to the comprehensive amenities and transport infrastructure of Midleton, positions this property as ideal for buyers seeking a high-quality rural lifestyle without sacrificing essential 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 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.