33 Harbour View, Cobh, Cobh, Co. Cork, P24 HN90
15 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · 93m² · Terrace
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 1.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Harbour View, Cobh, Cork, Cork | 2025-12-18 | 93m² | |
| 25 Roches Row, Cobh, Co Cork, Cork | 2026-01-15 | 90m² |
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
Efficient BER Rating: With a C2 BER, this 93m² property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, potentially saving €600-€1,000 annually compared to a D-rated home of similar size (estimated €1,800-€2,200).
Details
- Functional Layout: The 93m² size is practical for a 3-bedroom terrace, providing comfortable living spaces, though the single bathroom is a notable distinction from the area's 5km median of two bathrooms, which might require consideration for some buyers.
- Value-Add Potential: While already efficient, minor targeted upgrades could elevate the C2 BER to a B-rating for an estimated investment of €3,000-€6,000, potentially increasing the property's value by €5,000-€10,000 and further enhancing its market appeal.
- Hypothesis: Given the local market's preference for multiple bathrooms (median two in 5km radius), strategic investment in adding an additional WC or significantly upgrading the existing bathroom could disproportionately increase the property's market value and appeal to a broader segment of family buyers.
Amenities
Excellent Rail Connectivity: Located conveniently in Cobh, this property benefits from excellent transport links, being within walking distance of Cobh Train Station, offering direct and frequent rail services to Cork Kent Station for easy city access.
Details
- Comprehensive Local Services: Residents have access to a wide array of amenities including supermarkets like SuperValu Cobh and Lidl, a selection of restaurants such as Jacob's Ladder, and cultural landmarks, complemented by educational facilities like Scoil Íosagáin and St. Joseph's National School.
- High Walkability & Healthcare Access: The Harbour View location boasts high walkability, providing easy pedestrian access to Cobh town centre, its scenic promenade, local pharmacies like Hayes Pharmacy, and essential healthcare services at Cobh Community Hospital.
- Hypothesis: Cobh's growing reputation as a heritage and tourism destination, combined with its unique island accessibility and train link to Cork City, positions properties like this to benefit from increasing demand from those seeking a blend of coastal lifestyle and urban connectivity.
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.