16 Marine Gates, Carrignafoy, Cobh, Co. Cork, P24 KT91
14 homes sold nearby. See what they went for — and what to bid on this one.
€294,950 · 3 Bed · 2 Bath · Terrace
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Market Position
Priced Above Local Sales
At €294,950, 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.
14 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 €294,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €294,950, 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.
€14,748
That's what overbidding by just 5% on a €294,950 home costs you — before interest.
A €25 check before a €294,950 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. 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.
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Financial Exposure · 30% 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
€294,950
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Marine Gate, East Hill, Cobh, Cork | 2025-11-28 | 114m² | |
| 21 Patrick Sq, Cobh, County Cork, Cork | 2024-11-12 | 92.9m² |
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 B3 Advantage: The B3 BER rating offers an advantage, with estimated annual energy costs of €1,400-€1,800, compared to €2,000-€2,600 for comparable D-rated properties in the area.
Space Efficiency: At 120.0m², this 3-bedroom, 2-bathroom terrace offers a good balance of space, aligning with typical family needs in the area.
Value Optimization: Upgrading from B3 to a B2 or B1 rating could cost approximately €3,000-€6,000, potentially increasing the property's value by €8,000-€12,000 and further reducing running costs.
Hypothesis: The B3 BER rating on a terrace property in this location suggests a deliberate investment in energy efficiency by previous owners, which, if maintained or improved, will likely lead to a quicker sale and a higher resale value compared to properties with lower BER ratings within the same development.
Amenities
Transport Links: While specific routes aren't listed, Cobh is served by Irish Rail services connecting to Cork City, providing crucial public transport connectivity.
Local Conveniences: Carrignafoy offers proximity to essential amenities including local shops, pharmacies, and educational facilities like St. Mary's National School.
Walkability & Recreation: Residents can enjoy walking along the waterfront and accessing local parks and cafes in Cobh, enhancing the lifestyle offering.
Hypothesis: The ongoing investment in Cobh's infrastructure, particularly its maritime heritage and visitor attractions, is likely to drive demand for well-located properties like this one, potentially increasing its appeal to both local buyers and those seeking a coastal lifestyle retreat outside of 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.