2 Cois Abhann, Coolcower, Macroom, Co. Cork, P12 C436
6 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 4 Bath · 175m² · Detached
Market Position
Priced Above Local Sales
At €495,000, 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.
6 closed sales nearby · 18mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the size-adjusted median. 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 3.0km
18 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 |
|---|---|---|---|
| The Bungalow, Sleaveen East, Macroom, Cork | 2024-10-09 | — | |
| Orchard House, Sleaveen East, Macroom, Cork | 2024-05-27 | 212m² |
Transactions within a 3.0km radius and 24-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
Exceptional Energy Efficiency: The A2 BER rating offers significant advantages; annual energy costs are estimated at €800-€1,200, compared to €1,800-€2,200 for a comparable D-rated property, saving €1,000-€1,400 annually.
Details
- Spacious Family Home: With 175m² and 4 bedrooms, this property offers ample space, comparing favourably to the median 3-bedroom properties common in the 100km radius.
- Value Optimization: While an A2 BER is excellent, a minor investment of €2,000-€4,000 could potentially push this to an A1 rating, adding an estimated €5,000-€8,000 in property value and further reducing operational costs.
- Hypothesis: The A2 BER rating, while excellent, is only 1 point away from A1. A minor investment of €2,000-€4,000 in additional insulation or heating system optimization could theoretically achieve an A1 rating, potentially increasing the property's resale value by an additional €5,000-€8,000 and strengthening its appeal in an energy-conscious market.
Amenities
Transport Connectivity: The property is located outside Dublin, with the nearest significant transport links likely requiring travel; however, local bus services would typically connect to Macroom town for wider connections.
Details
- Local Services: Macroom town offers essential amenities including local supermarkets like SuperValu and Lidl, as well as healthcare facilities such as Macroom Community Hospital and pharmacies.
- Educational Access: Families are served by schools in Macroom town, including Scoil Mhuire Gan Smál Primary School and Macroom Community School, providing educational options within a reasonable distance.
- Hypothesis: While not directly served by high-frequency public transport like a DART or Luas, the property's location in Coolcower, Macroom, offers a balance between rural tranquility and access to essential services. The value proposition hinges on improved local infrastructure development, potentially including enhanced public transport links to Cork City, which could significantly boost its appeal to commuters and increase property values by 8-12%.
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.