Lisnaboy, Cullen, Millstreet, Co. Cork, P51 FT21
12 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 2 Bath · 128m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 13mo 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 sits marginally above the median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 5.0km
13 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lyreaoune, Rathmore, Kerry, Cork | 2025-06-26 | 85m² | |
| The Presbytery, Mullaghroe North, Cullen Mallow, Cork | 2023-08-28 | 121m² |
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 C Energy Costs: With a BER C rating, annual energy costs are estimated to be in the range of €1,500-€2,000, significantly higher than an A or B-rated property which could save €700-€1,200 annually.
Size Efficiency: The 128.0m² size for a 4-bedroom, 2-bathroom detached property is standard for its type, offering adequate space but no exceptional size premium in the current market.
Value Optimization Potential: Upgrading the BER from C to a B2 rating could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, representing a positive return on investment.
Hypothesis: Given the C BER rating, there is a clear opportunity to enhance the property's market appeal and long-term value by investing in energy efficiency upgrades, which could also attract a wider pool of buyers increasingly focused on running costs and environmental impact.
Amenities
Limited Public Transport: Specific public transport routes serving Lisnaboy, Cullen, Millstreet, Co. Cork, P51FT21 are not detailed in the provided data, suggesting potential reliance on private transport.
Local Services Assessment: While specific amenities are not itemized, the rural location implies that key services like major shopping centres, advanced healthcare facilities, and a wide array of educational institutions would likely require travel to larger towns.
Walkability Context: As a property in Lisnaboy, Cullen, a rural setting, walkability is likely limited to immediate surroundings and local country lanes, with pedestrian access to essential services being minimal.
Hypothesis: The property's rural location, indicated by the absence of specific transport and amenity details in the provided data, suggests that its appeal will be strongest to buyers seeking a quieter lifestyle, potentially overlooking the need for greater investment in travel time and access to services compared to urban or suburban properties.
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.