42 Riverside Avenue, Rushbrooke Links, Cobh, Co. Cork, P24 HN99
16 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 3 Bath · 107m² · Terrace
Market Position
Below Typical Sale Prices
At €310,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
16 closed sales nearby · 9mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 · High
16
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Riverside Ave, Rushbrook, Cobh, Cork | 2025-06-24 | 108m² | |
| 35 Riverside Ave, Cobh, Cork, Cork | 2025-11-07 | 107m² |
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
BER B3 Advantage: The B3 BER rating suggests moderate energy efficiency, potentially leading to annual energy cost savings of €400-€700 compared to a D-rated property of similar size, which would typically incur €1,800-€2,500 in annual energy costs.
Details
- Optimised Size: With 107m² of living space and 3 bedrooms/3 bathrooms, this property offers a well-proportioned layout for a family, aligning with the median of 3 bedrooms and 2 bathrooms in the wider market data.
- Value Enhancement Potential: While the B3 BER is decent, a targeted upgrade to a B2 or B1 rating, costing an estimated €6,000-€9,000, could further enhance its market appeal and potentially increase its value by €10,000-€15,000, particularly in a competitive market.
- Hypothesis: Given the B3 BER rating and 107m² size, the property's value is likely capped by its current energy efficiency and potential for further optimization; a buyer focused on long-term value should factor in the €6,000-€9,000 investment for a BER upgrade to B1, which would align it with the top 10% of energy-efficient homes and command a premium in resale.
Amenities
Transport Hub Access: While outside Dublin, Cobh is served by a train station providing direct rail links to Cork city, facilitating commuter access without Luas or DART, with typical journey times to Cork Kent station around 25 minutes.
Details
- Local Educational & Healthcare: The area benefits from schools like Cobh Community College and healthcare access via Cobh Community Hospital, alongside local pharmacies, offering essential services within a reasonable distance.
- Lifestyle & Retail Amenities: Residents have access to shopping facilities including supermarkets like Lidl and Aldi in Cobh town, as well as local restaurants and cafes along the waterfront, contributing to a good quality of life.
- Hypothesis: The presence of direct rail connectivity to Cork city via Cobh Station is a significant value driver, differentiating it from areas solely reliant on bus transport; this could be further leveraged by highlighting its potential for attracting commuters seeking a coastal lifestyle with urban access, a trend that is likely to see sustained demand.
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.