2 Lakeview, Carrignafoy, Cobh, Co. Cork, P24 WK20
14 homes sold nearby. See what they went for — and what to bid on this one.
€620,000 · 3 Bed · 3 Bath · 160m² · Semi-D
Market Position
At the Upper End of Local Sales
At €620,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
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 €620,000, 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 €31,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €620,000, 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.
These signals interact — full analysis in report.
€31,000
That's what overbidding by just 5% on a €620,000 home costs you — before interest.
A €19 check before a €620,000 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 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 21% 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
€620,000
Above transaction median
Above Upper Range
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 |
|---|---|---|---|
| 1 Lakeview Carrignafoy Cobh, Cork, Cork | 2026-01-30 | 206m² | |
| 22 Victoria Est, Cobh, Cork, Cork | 2025-11-27 | 83.6m² |
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 Rating Impact: The E1 BER rating suggests significant potential for energy efficiency improvements; upgrading to a B2 rating could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, while reducing annual energy costs by an estimated €1,000-€1,400 compared to the current rating.
Space Efficiency: With 160.0m² and 3 bedrooms/3 bathrooms, the property offers a generous 53.3m² per bedroom, providing ample living space which is a strong selling point in the current market.
Value Optimization: While the BER rating is a drawback, the large size and multiple bathrooms offer significant potential for value optimization through targeted energy upgrades, making it an attractive proposition for buyers looking to invest in improvements.
Hypothesis: Given the E1 BER rating and the property's substantial size, a strategic investment in a comprehensive insulation and heating upgrade (estimated €15,000-€25,000) could lift the BER to a B1 or A3, potentially unlocking a further 5-8% value increase in the Cobh market where energy efficiency is becoming a key differentiator.
Amenities
Transport Links: Cobh train station provides direct rail access to Cork city, a vital commuter link, complemented by local bus services such as Bus Éireann routes serving Carrignafoy and surrounding areas.
Local Facilities: The area benefits from proximity to shops and essential services in Cobh town, including supermarkets like SuperValu, and healthcare access via Cobh Community Hospital and local pharmacies.
Green Spaces: Residents can enjoy the natural beauty of the area with access to coastal walks along the harbour and green spaces, contributing to a high quality of life and recreational opportunities.
Hypothesis: The strong connectivity offered by Cobh train station to Cork city, combined with the unique maritime lifestyle and developing tourism infrastructure in Cobh, suggests that properties in locations like Carrignafoy could see an increasing premium placed on their scenic views and accessibility, attracting both local families and remote workers seeking a balanced lifestyle.
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.