Lougharuane, Castletownroche, Castletownroche, Co. Cork, P51 D9R3
15 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 4 Bed · 3 Bath · 180m² · Detached
Market Position
Priced Within Local Sold Range
At €420,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 14mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
These signals interact — full analysis in report.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 below the size-adjusted median, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±16%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Loughuruane, Castletownroche, Cork, Cork | 2025-12-15 | 180m² | |
| Ballinaraha, Glanworth, Cork, Cork | 2024-12-04 | 165m² |
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
Energy Efficiency Savings: With an excellent B2 BER rating, this 180m² detached home is estimated to incur annual energy costs of €1,000-€1,400, providing significant savings of €600-€1,300 annually compared to a typical D-rated property of similar size (estimated €1,800-€2,700).
Details
- Generous Proportions: At 180m², this property is classified as 'Very Large' and offers substantially more space than the median 3-bedroom homes observed in the 20km radius, catering well to family needs.
- Optimal Configuration: With 4 bedrooms and 3 bathrooms, this detached home exceeds the median 3 bedrooms and 3 bathrooms found in the 10km radius, providing a highly desirable layout for modern family living.
- Hypothesis: The combination of a highly efficient B2 BER rating and a 'Very Large' property size of 180m² positions this home as a prime asset in a market where energy costs and living space are increasingly vital, making it highly attractive to sustainability-conscious families.
Amenities
Road & Rail Access: Situated near the N73 national road, this property offers connectivity to the M8 motorway, while Mallow Train Station, approximately 25km away, provides rail services to Cork City and Dublin.
Details
- Local Essentials & Recreation: Castletownroche offers local amenities including Castletownroche National School (primary), Castletownroche Medical Centre, and local shops like Brogan's Spar, with notable lifestyle attractions such as Doneraile Wildlife Park (approx 10km) nearby.
- Village Services: Essential services like Castletownroche Pharmacy and Castletownroche Community Playschool are available within the village, while comprehensive shopping and secondary education options require travel to larger towns like Mallow or Fermoy.
- Hypothesis: While offering the tranquility of rural living and essential local amenities, the property's reliance on car transport for broader services and secondary schooling highlights the premium placed on self-sufficiency and a quieter lifestyle for buyers in this specific location.
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.