2b Rocky Creek, High Street, Goleen, Co. Cork, P81 RK40
4 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 1 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €225,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 17mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
17 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1a Rocky Creek, Church Rd, Goleen, Cork | 2025-08-06 | — | |
| 3c Rocky Creek, Church Rd, Goleen, Cork | 2025-03-24 | — |
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
Significant BER Upgrade Opportunity: Upgrading the D BER rating to a B2 would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and enhancing its market appeal.
Space Efficiency: At 120m², the property offers a reasonable size for its 3 bedrooms and 1 bathroom, however, the single bathroom may present a limitation for larger families or groups.
Value Optimization: Given the BER D rating, focusing on insulation upgrades, window replacements, and efficient heating systems could substantially improve energy efficiency and resale value, with estimated annual energy cost savings of €1,000-€1,400 compared to a B-rated property.
Hypothesis: The presence of a single bathroom in a 3-bedroom, 120m² terrace property, especially in an area with higher-value sales (10km radius median €305,000), suggests a potential for adding a second bathroom to significantly boost its market value and desirability.
Amenities
Limited Transport Connectivity: While located in Goleen, Co. Cork, specific bus route numbers, train stations, or Luas/DART stops serving this exact rural location are not provided in the data, suggesting potential reliance on private transport.
Local Service Access: Specific educational facilities, healthcare providers, shopping centers, and lifestyle amenities such as restaurants and parks in Goleen are not detailed in the provided data, making a comprehensive assessment of local convenience difficult.
Commuter Challenge: Without specific transport links mentioned, commuting to larger employment hubs would likely involve significant travel time and potentially multiple transfers, impacting the property's attractiveness to daily commuters.
Hypothesis: Given the lack of specific public transport and amenity data for Goleen, Co. Cork, the property's value and desirability are heavily reliant on the immediate local community's self-sufficiency and the availability of private transport for accessing broader services.
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.