Pine View, Glennamucklagh West, Newmarket, Co. Cork, P51 CP89
4 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Significantly Above Local Sales
At €260,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 12mo 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 4 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
4 verified closed sales within 5.0km · 36 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.
Financial Exposure · 40% 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
€260,000
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 · Low
4
Transactions Analysed
Within 5.0km
12 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Glennamucklagh East, Newmarket, Cork, Cork | 2025-04-15 | — | |
| Glasheen, Rockchapel, Mallow, Cork | 2025-03-31 | 80m² |
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
Significant BER Upgrade Potential: The C1 BER rating indicates an opportunity to increase value; upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially adding €15,000-€20,000 in property value.
Details
- Spacious Configuration: With 120m² of living space, this detached 3-bedroom property offers a good amount of room, aligning with the 'Large' size category and exceeding the median sale price average for 3-bed properties if marketed effectively.
- Value Optimization through BER: The current C1 BER rating likely results in annual energy costs of approximately €1,500-€2,000; improving to a B2 could reduce this by €500-€800 annually, a tangible saving for a buyer.
- Hypothesis: The current C1 BER rating, while not poor, represents a significant opportunity for value uplift. Investing in targeted energy efficiency upgrades, beyond the basic C1, could unlock further capital appreciation and significantly reduce long-term running costs, making it a more attractive proposition compared to properties with already optimized BER ratings.
Amenities
Limited Local Connectivity: There are no specific bus routes, train stations, Luas or DART stops listed as serving Glennamucklagh West, Newmarket, Co. Cork, P51CP89, suggesting reliance on private transport for most journeys.
Details
- Scarce Local Services: Within a 10km radius, there is only one property listed, and no specific schools, healthcare facilities, shopping centres, or parks are mentioned, indicating a rural setting with limited immediate local amenities.
- Low Walkability: The absence of specific walking routes, pedestrian infrastructure, or nearby local shops and cafes suggests that this property is situated in an area where walkability is minimal, requiring travel for most daily needs.
- Hypothesis: The extreme lack of specified amenities and connectivity within a 10km radius, coupled with the presence of only one comparable property in that zone over 180 days, strongly suggests this property's appeal is primarily for those seeking a secluded rural lifestyle, rather than convenience and access to services typically associated with higher property values.
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.