Risedale, Summerdale Lawn, Ballyclamasy, Youghal, Co Cork, Youghal, Co. Cork, P36 KX22
6 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 1 Bath · 122m² · Bungalow
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 5mo recency · Moderate 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Summedale Lawn, Ballyclanasey, Youghal, Cork | 2025-10-23 | 125m² | |
| 10 Dysart Grove, Youghal, Cork, Cork | 2025-10-07 | — |
Transactions within a 1.5km radius and 18-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 Uncertainty Risk: With a BER_PENDING rating, the property presents an unknown energy efficiency risk; improving an assumed D rating to B2 could cost €8,000-€12,000, yet potentially add €15,000-€20,000 to the property's value.
Details
- Bathroom Configuration Lag: The property's single bathroom is a notable drawback, as the median for properties sold within a 5km radius over the past 180 days is 2.0 bathrooms, which may limit buyer interest from families.
- Generous Internal Space: Offering 122m² for a 3-bedroom bungalow, the property provides substantial living space, classifying it as 'Large' and likely exceeding the typical footprint of comparable 3-bedroom homes in the area.
- Hypothesis: The current BER_PENDING status acts as a pricing inhibitor; a proactive BER assessment and a strategic upgrade to achieve a B-rating, alongside potential conversion to a second bathroom if feasible, could significantly enhance its market appeal and justify a higher valuation.
Amenities
Local Bus Connectivity: The property enjoys convenient public transport access via Bus Éireann routes 260 and 261, offering essential links to Cork City and Midleton, vital for commuters in Youghal.
Details
- Family Lifestyle Hub: Youghal provides excellent family-friendly amenities, including highly-rated schools like Bunscoil Mhuire and Pobalscoil na Tríonóide, complemented by leisure at Youghal Front Strand beach and Aura Youghal Leisure Centre.
- Essential Services at Hand: Residents have easy access to daily necessities with supermarkets such as Lidl, Aldi, and Garvey's SuperValu, alongside local healthcare services at Youghal Medical Centre and Walsh's Pharmacy.
- Hypothesis: As a popular coastal town, Youghal's appeal, especially its Blue Flag beaches and local attractions, will continue to drive demand for family homes, suggesting sustained investment in local infrastructure and green spaces will further bolster 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.