Rathaneague, Bartlemy near, Midleton, Co. Cork
15 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 4 Bed · 4 Bath · 8093720m² · Detached
Market Position
Below Typical Sale Prices
At €290,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 closed sales nearby · 8mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 €290,000 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. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
8 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Woodview, Ballinwillin, Bartlemy, Cork | 2025-03-06 | 110m² | |
| Ballyda, Bartlemy, Fermoy, Cork | 2025-08-21 | 188m² |
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
Unknown BER Impact: The 'SI_666' BER rating is unknown, meaning any potential energy efficiency savings or costs are unquantifiable, but properties with significantly lower BER ratings typically incur annual energy costs of €1,800-€2,200 compared to €800-€1,200 for B-rated properties.
Details
- Expansive Site Value: The property sits on a substantial 8,093,720.0m² site, offering immense potential for development or agricultural use, which is significantly larger than typical residential plots and could represent substantial land value.
- Configuration Mismatch: While the property has 4 bedrooms and 4 bathrooms, which is generous, the extremely large site size compared to the number of bedrooms might suggest an inefficient use of space or a need for further development to match the land's potential, especially when considering the 10km radius median of 3 bedrooms.
- Hypothesis: Given the 'Unknown' BER rating and the exceptionally large land parcel, the property's true value proposition likely lies in its land potential rather than its current built structure; significant investment in improving the BER rating from its current unknown status to at least a C or B could unlock substantial capital appreciation, potentially adding €15,000-€20,000 for every €8,000-€12,000 invested in upgrades.
Amenities
Limited Public Transport: The data shows no specific bus routes, train stations, Luas, or DART stations serving Rathaneague, Bartlemy near, Midleton, Co. Cork directly, suggesting a reliance on private transport for connectivity.
Details
- Local Amenities Sparse: There are no specific schools, hospitals, shops, or restaurants mentioned in the provided data for Rathaneague, Bartlemy near, suggesting residents may need to travel to nearby towns like Midleton for essential services and amenities.
- Rural Lifestyle Focus: The property's rural address and large land size indicate a focus on a country lifestyle, with limited walkability and pedestrian infrastructure likely, implying a need for car ownership for daily needs and access to larger centres.
- Hypothesis: The lack of specific public transport and amenity data for Rathaneague suggests that its value is driven by its rural setting and land rather than urban convenience; future development or improved infrastructure in nearby Midleton, such as enhanced bus services or local community centres, could significantly boost the property's appeal and value by bridging the amenity gap.
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.