41 Cove Street, Cork, T12 ACW7
6 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 7 Bed · 2 Bath · 197m² · Terrace
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 12mo recency · Moderate 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Southern Road, Cork, Cork | 2025-01-31 | 138.2m² | |
| 4 Ardeevin, Connaught Ave, Cork, Cork | 2025-08-12 | 145m² |
Transactions within a 3.0km 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 B Advantage: With a B BER rating, this property offers good energy efficiency, positioning it favourably against lower-rated homes, though specific cost savings compared to D-rated properties would be around €1,000-€1,400 annually.
Details
- Generous Size: At 197m², this property is significantly larger than the 3-bedroom median size within a 10km radius, offering substantial living space that could command a premium if well-maintained.
- Value Optimization Potential: While the BER is good, investing €8,000-€12,000 in further upgrades to an A rating could potentially increase the property's value by €15,000-€20,000, especially in this larger size bracket.
- Hypothesis: The 7-bedroom configuration, while unusual for a terrace, indicates a property that was likely historically used for multiple occupancy or a large family, suggesting potential for subdivision or conversion back to a standard family home. The B BER rating is a good baseline, but the €16.0 energy rating numeric suggests room for improvement, and optimising this alongside its substantial size could unlock significant value, potentially by 8-10% if reconfigured for modern family living and improved to A-rated efficiency.
Amenities
Excellent Connectivity: Located in Cork city, this property benefits from direct access to Bus Éireann routes such as the 201 and 202 serving the city centre and surrounding suburbs, with Kent Train Station approximately a 15-minute walk away, offering nationwide rail links.
Details
- Comprehensive Local Facilities: Proximity to Mercy University Hospital (1.2km) and numerous local pharmacies provides excellent healthcare access, while the city centre's wide array of shops, including Opera Lane and the English Market, are within easy walking distance.
- Educational Hub: Within a 1km radius are several key educational institutions, including Cork Institute of Technology (Bishopstown Campus) a short bus ride away, alongside primary schools like St. Peter's and secondary schools such as Presentation Brothers College, making it attractive for families.
- Hypothesis: The property's location on Cove Street places it within a mature urban area of Cork, where transport is primarily serviced by Bus Éireann routes and pedestrian access to city centre amenities is paramount. The absence of Luas or DART lines (as expected for Cork) means bus and rail connectivity are key value drivers. The abundance of local amenities, combined with the sheer size of the property, suggests it could be a prime candidate for conversion into high-quality student accommodation or multi-unit rental, given its proximity to educational institutions and the city centre, potentially yielding rental incomes significantly above single-family home returns.
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.