1 College Court, College Manor, Cobh, Co. Cork, P24 K521
10 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 1 Bath · 80m² · End of Terrace
Market Position
Priced Above Local Sales
At €275,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 6mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
10
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±12%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 60 Cooline Drive, Ballyvoloon, Cobh, Cork | 2026-01-09 | 10.1m² | |
| 26 Summerfields, Newtown, Cobh, Cork | 2025-10-01 | 100m² |
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 Rating Impact: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000.
Space Efficiency: At 80.0m², this 3-bedroom, 1-bathroom property offers 26.7m² per bedroom, which is a reasonable allocation for family living, aligning with typical expectations for its type.
Value Optimization: While the C3 BER is acceptable, targeted insulation and heating upgrades could improve comfort and reduce annual energy costs, estimated to be €1,400-€1,800 compared to €800-€1,200 for a B-rated property.
Hypothesis: The consistent median sale price for 'same broad type' properties within 1km (€315,000) suggests that while the current BER is a C3, the functional layout and number of bedrooms are key value drivers, potentially allowing for a higher premium if BER is improved to B-level.
Amenities
Transport Connectivity: Cobh is served by Bus Éireann routes 240 and 241, providing direct links to Cork City, and the Cobh train station offers commuter services to Cork City Centre.
Educational Access: Within close proximity are primary schools such as St. Joseph's National School and secondary schools like Coláiste an Phiarsaigh, catering to family needs.
Local Amenities: Residents have access to shops and supermarkets in Cobh town centre, along with amenities like the Sirius Arts Centre and various cafes and restaurants, contributing to a good quality of life.
Hypothesis: The proximity to Cobh train station, a key commuter hub, alongside the availability of direct Bus Éireann routes 240 and 241, significantly enhances the property's appeal to those working in Cork City, potentially justifying a slight premium over properties with less direct transport links.
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.