2 Brightwater House, Brightwater, Crosshaven, Co Cork, P43 XC85
1 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 71m² · Apartment
Market Position
Limited Transaction Data
At €275,000, we cannot reliably position this property — only 1 comparable closed sale was found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Statistical Confidence · Low
1
Transactions Analysed
Within 1.5km
4 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Grand Hotel, Crosshaven, Cork, Cork | 2025-12-18 | 88m² |
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 C2 Opportunity: With a C2 BER rating, this apartment could see value increases of €15,000-€20,000 with an estimated upgrade cost of €8,000-€12,000 to a B2 rating, offering a significant return on investment.
Details
- Efficient Use of Space: The 71m² size of this 2-bedroom, 2-bathroom apartment is well-proportioned for its type, suggesting a practical and efficient layout for modern living.
- Value Optimization Potential: Upgrading the BER from C2 to a B rating, which would cost an estimated €8,000-€12,000, could potentially increase the property's value by €15,000-€20,000, representing a smart investment for long-term capital growth.
- Hypothesis: Given the C2 BER rating and the property's size, a strategic focus on energy efficiency upgrades could not only reduce operational costs by an estimated €1,000-€1,400 annually compared to D-rated properties but also significantly enhance its market appeal and resale value in a market increasingly valuing sustainability.
Amenities
Connectivity Gap: While located in Crosshaven, Co Cork, the provided data does not specify any direct bus routes, train stations, or Luas/DART stops serving this immediate area, indicating a potential reliance on private transport or longer journeys to access public transport networks.
Details
- Local Amenities Assessment: The data does not detail specific schools, healthcare facilities, or shopping centers within Crosshaven, requiring further investigation into local services that could impact daily convenience and property desirability.
- Limited Local Data: Without specific details on nearby schools, parks, or retail outlets, assessing the walkability and family-friendliness of the Crosshaven location remains challenging based on the provided data alone.
- Hypothesis: The absence of specific transport and amenity data for Crosshaven within the provided metrics suggests that the property's value proposition may be heavily reliant on its unique location advantages, such as coastal access or proximity to Cork City, rather than established local infrastructure, which could create a niche market but also limit broader appeal.
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.