18 Marine Gates, Carrignafoy, Cobh, Co. Cork, P24 TR50
11 homes sold nearby. See what they went for — and what to bid on this one.
€329,950 · 4 Bed · 3 Bath · 113m² · Semi-D
Market Position
Below Typical Sale Prices
At €329,950, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 9mo 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 €329,950, 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 €16,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €329,950, 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.
These signals interact — full analysis in report.
€16,498
That's what overbidding by just 5% on a €329,950 home costs you — before interest.
A €19 check before a €329,950 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 median of comparable sales, 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 · High
11
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±18%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 The Mall, Cobh, Cork, Cork | 2026-01-21 | 96m² | |
| 1 Lakeview Carrignafoy Cobh, Cork, Cork | 2026-01-30 | 206m² |
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 Value: The B BER rating suggests annual energy costs of approximately €900-€1,300, potentially saving €700-€1,100 annually compared to an average D-rated property of similar size in the local area.
Size Advantage: At 113.0m², this 4-bedroom semi-detached property offers a generous living space, exceeding the typical size of some older properties within a similar price bracket and potentially offering better value per square meter.
Investment Potential: While a B rating is good, achieving an A rating would likely cost €8,000-€12,000 but could increase property value by €15,000-€20,000, representing a profitable upgrade opportunity.
Hypothesis: The B BER rating on this 113m² property, while strong, presents a clear opportunity for a targeted investment in renewable energy upgrades to achieve an A rating, potentially yielding a 15-20% return on investment from enhanced market appeal and reduced operational costs.
Amenities
Transport Connectivity: Carrignafoy is served by Bus Éireann route 249 connecting to Cork city, and the Cobh train station provides direct services to Cork Kent, offering reasonable commuter options.
Local Services: The immediate vicinity of Carrignafoy offers access to essential amenities, including local convenience stores, pharmacies, and various cafes and restaurants along the main street in Cobh.
Educational Access: St. Mary's National School and St. Colman's Cathedral National School are within a short driving distance, catering to primary education needs for families in the area.
Hypothesis: The location's connectivity via Bus Éireann route 249 and the Cobh train line, coupled with increasing residential development in Cobh, suggests a growing demand for properties that offer a balance between coastal living and access to Cork city amenities, potentially driving future value.
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.