36 Cluain na Croise, Crossbarry, Innishannon, Co. Cork, T12 EC9Y
15 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 119m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 20mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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
Price Distribution Analysis
15 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 aligns with the median of comparable sales. 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 5.0km
20 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 |
|---|---|---|---|
| 47 Cluain Na Croise, Cross Barry, Cork, Cork | 2025-01-27 | 120m² | |
| 12 Cois Abhainn, Crossbarry, Cork, Cork | 2025-04-29 | 86.1m² |
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
BER Improvement Opportunity: With a BER rating of 'Pending' and likely not an A or B, investing €8,000-€12,000 in energy upgrades to achieve a B2 rating could increase the property's value by €15,000-€20,000, aligning it better with market expectations.
Standard Size: The property's 119m² size aligns with the median of 3 bedrooms and 2 bathrooms found across most market metrics (100km, 20km, 50km radii), suggesting it's well-configured for typical family needs.
Value Optimization Needed: The median sale price within a 10km radius is €525,000, significantly higher than the asking price, but this is based on only 30 sales with a higher median of 4 bedrooms and 3 bathrooms, indicating that this property's 3-bed, 2-bath configuration might be a limiting factor in achieving top local prices.
Hypothesis: Given the prevalence of properties with higher BER ratings and potentially superior configurations (e.g., more bathrooms) in the premium 10km radius market, this property's 'Pending' BER and standard 3-bed, 2-bath layout suggest an opportunity to differentiate through targeted cosmetic upgrades and the implementation of a strong BER improvement strategy to capture a higher segment of the local market.
Amenities
Limited Direct Public Transport: While the property is 'Outside Dublin', there are no specific bus routes, train stations, Luas, or DART stops explicitly mentioned for the Crossbarry, Innishannon area in the provided data, suggesting a reliance on private transport.
Local Essentials Present: The area likely benefits from local shops and basic services within Innishannon town, a short drive away, which would cater to daily needs, though no specific retail names are provided.
Healthcare Proximity: Access to healthcare would likely involve travel to larger towns like Bandon or Cork city, with Cork University Hospital being the main regional facility approximately 30km away.
Hypothesis: The lack of specific public transport infrastructure and detailed local amenity data for Crossbarry, Innishannon suggests that this location appeals more to those prioritizing a rural lifestyle with car dependency, rather than urban commuters, potentially limiting its appeal to a specific buyer demographic unless significant new infrastructure is planned.
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.