1 Carrigbuí Court, Carrigbuí, Durrus, Durrus, Co. Cork, P75 R296
6 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €575,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
6 closed sales nearby · 10mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 45% 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
€575,000
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 · Moderate
6
Transactions Analysed
Within 3.0km
10 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 |
|---|---|---|---|
| 2 Ard Carraig Durrus, Bantry, Cork, Cork | 2025-04-02 | — | |
| Tigh Eoghan, Clashadoo, Durrus, Cork | 2024-12-12 | 107m² |
Transactions within a 3.0km radius and 24-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
Exceptional BER Rating: The property boasts an A BER rating, placing it in the top tier for energy efficiency, which typically translates to annual energy costs of €800-€1,200, significantly lower than D-rated properties which could cost €1,800-€2,200 annually for a similar size.
Spacious Family Layout: With 120.0m² of living space, 4 bedrooms, and 2 bathrooms, this property offers a generous configuration that is well-suited for family living, potentially commanding a premium in areas with a family demographic.
Investment in Efficiency: The A BER rating represents a significant investment in energy efficiency, potentially leading to long-term savings of €1,000-€1,400 annually compared to older, less efficient homes, making it an attractive proposition for cost-conscious buyers.
Hypothesis: The A BER rating on a property of this size and configuration suggests a focus on modern, sustainable living, which is likely to become an increasingly significant value driver, potentially leading to higher demand and faster appreciation compared to properties with lower BER ratings in the same locality.
Amenities
Limited Public Transport Data: Specific bus routes, train stations, or Luas/DART stops serving Durrus, Co. Cork are not provided in the data, suggesting potential reliance on private transport.
Local Retail and Services: Specific shops, supermarkets, or shopping centres directly serving Carrigbuí, Durrus are not detailed, indicating a need for travel to larger towns for comprehensive retail needs.
Educational and Healthcare Access: Details on specific schools, colleges, hospitals, or clinics in the immediate vicinity of Durrus are absent, implying potential travel for educational and healthcare services.
Hypothesis: The lack of specific local amenity data, particularly for public transport and essential services, in the provided metrics suggests that this property is likely located in a more rural or semi-rural setting, where the value proposition hinges more on natural surroundings and lifestyle rather than urban convenience, potentially attracting buyers prioritizing peace and quiet over immediate access to amenities.
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.