2 Sean Tobar, Ballydehob, Ballydehob, Co. Cork, P81 HH33
3 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Significantly Above Local Sales
At €360,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 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.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Financial Exposure · 50% 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
€360,000
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 · Low
3
Transactions Analysed
Within 5.0km
24 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Antonios, Main Street, Ballydehob, Cork | 2024-04-16 | 279m² | |
| 5 Rockwell, Schull Rd, Ballydehob, Cork | 2024-02-22 | — |
Transactions within a 5.0km radius and 36-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
Modern Energy Efficiency: The B3 BER rating suggests good energy efficiency; upgrading to a B2 rating, costing an estimated €2,000-€3,000, could potentially reduce annual energy costs by €150-€250 compared to a D-rated property of similar size.
Details
- Spacious Family Home: With 120m² and 4 bedrooms, this semi-detached property offers ample living space, exceeding the median of 3 bedrooms and potentially providing good value for families compared to the 3-bedroom median in the 100km radius market.
- Value Optimization Opportunity: While the BER is good, investing in minor energy efficiency upgrades from B3 to B2 could cost €2,000-€3,000 and potentially add €4,000-€6,000 in value, enhancing its appeal and long-term cost savings.
- Hypothesis: The B3 BER rating positions this property well within the market, but a targeted investment of €2,000-€3,000 to achieve a B2 rating could unlock a 5-10% increase in buyer appeal, particularly as energy costs continue to be a significant consideration, further differentiating it from the 100% BER unknown properties in the wider market.
Amenities
Limited Public Transport Data: The provided data does not specify any direct bus routes, train stations, or Luas/DART stops serving Ballydehob, Co. Cork, P81HH33, indicating potential reliance on private transport.
Details
- Local Educational & Healthcare Gaps: Specific schools, colleges, hospitals, or pharmacies are not detailed for Ballydehob, suggesting a need for buyers to research surrounding towns for these essential services.
- Potential for Local Lifestyle: While specific shops and restaurants are not listed for Ballydehob, its location suggests it may offer a more rural lifestyle with local pubs or cafes, requiring further investigation into nearby towns for a wider retail and dining selection.
- Hypothesis: Given the lack of specific public transport routes and amenities listed for Ballydehob itself, it is likely that residents rely on nearby larger towns like Skibbereen or Bantry for comprehensive shopping, healthcare, and educational facilities, potentially increasing commute times and impacting the property's appeal to those prioritizing urban convenience.
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.