Kingston Cottage, Knockduff Upper, Meelin, Newmarket, Co. Cork, P51 P2K4
3 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 4 Bed · 2 Bath · 161m² · Detached
Market Position
Priced Above Local Sales
At €300,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 13mo 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 3 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
3 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 11% 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
€300,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
13 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Meenishal, Meelin, Newmarket, Cork | 2024-12-06 | — | |
| Rowels, Meelin, Newmarket, Cork | 2025-06-17 | 153m² |
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 C3 Efficiency: The C3 BER rating implies moderate energy efficiency. Upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €500-€800 compared to its current rating.
Generous Proportions: With 161m² of living space and 4 bedrooms, this property offers ample room, exceeding the typical size for many homes in more densely populated areas and potentially appealing to families seeking space.
Value Optimization Opportunity: Investing in energy efficiency upgrades (e.g., insulation, heating system) could unlock significant value and reduce running costs, making the property more competitive and attractive to buyers.
Hypothesis: The current BER rating may be a significant deterrent for buyers prioritizing energy efficiency; focused improvements to achieve a B-rating could yield a strong return on investment, not only through energy savings but also by enhancing the property's market appeal and saleability.
Amenities
Limited Public Transport: Specific details on bus routes, train stations, or Luas/DART stops serving Knockduff Upper, Meelin, Newmarket are not provided in the raw data, suggesting potential reliance on private transport.
Local Service Access: Information on specific schools, healthcare facilities, or retail centres within convenient reach of P51P2K4 is absent, necessitating further investigation into the immediate amenities available to residents.
Rural Setting Indicators: The property's designation as 'Outside Dublin' and the provided raw data metrics (e.g., low number of sales within 1km) suggest a rural or semi-rural setting with potentially limited immediate walkability to services.
Hypothesis: The lack of readily available data on public transport and local amenities in the raw input suggests that this property's appeal will heavily rely on buyers who value a more secluded lifestyle and are comfortable with longer travel times to access urban conveniences and services.
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.