1 The Grove, Lissagroom, Crossbarry, Co Cork, T12 VF6F
6 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 2 Bath · 260m² · Detached
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 6mo 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 €695,000 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 is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
6 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 |
|---|---|---|---|
| 1 The Grove, Lissagroom, Crossbarry, Cork | 2025-12-02 | 260.1m² | |
| St Judes, Lissagroom, Crossbarry, Cork | 2025-12-12 | 241.5m² |
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
Energy Efficiency Advantage: With a C-rated BER, this 260m² detached property offers estimated annual energy costs around €1,500-€2,000, providing significant savings compared to typical E-rated properties of similar size which could incur €2,500-€3,000 annually.
Details
- Generous Proportions: At 260m² with 4 bedrooms and 2 bathrooms, this property is categorized as '2X Very Large,' offering substantial living space well above the median 3-bedroom, 2-bathroom configuration found in the wider 20km radius.
- Modern Living Standards: The property's 4-bedroom, 2-bathroom layout, combined with its C BER rating, aligns with modern family living expectations, offering a comfortable and efficient home in contrast to many older, less efficient properties in the regional market.
- Hypothesis: Given the property's '2X Very Large' size and higher-than-median 4-bedroom count, upgrading the 2 bathrooms to 3, matching the 10km median, could significantly enhance its value proposition by improving functionality for a large family and potentially justifying its premium asking price.
Amenities
Strategic Road Access: Located in Crossbarry, the property benefits from proximity to the N71 national primary road, providing efficient car access to Cork City (approximately 25-30 minutes drive) and towns like Bandon, complemented by Bus Éireann Route 237 serving Crossbarry village.
Details
- Essential Local Services: Crossbarry village offers fundamental amenities including Crossbarry Pharmacy and The Crossbarry Inn, providing immediate convenience, while larger retail options like SuperValu and Lidl are available in nearby Bandon (approximately 10km away).
- Family-Focused Educational Access: The area is served by local primary education at Crossbarry National School, with comprehensive secondary options available in Bandon at Bandon Grammar School and St. Brogan's College, catering to diverse educational needs.
- Hypothesis: The property's rural setting, while relying on private vehicle access given the absence of DART or Luas, enhances its appeal to families seeking a quieter lifestyle and larger properties, leveraging strong local community amenities and convenient road links to Cork City.
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.