46 Riverside Rise, Rushbrooke Links, Cobh, Co. Cork, P24 KX84
12 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 3 Bed · 3 Bath · 109m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €340,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 6mo 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 €340,000, 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 €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
12
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±7%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Riverside Ave, Rushbrooke, Cobh, Cork | 2025-11-30 | 112.1m² | |
| 41 Chandlers Rest, Rushbrooke, Cobh, Cork | 2025-06-17 | 102m² |
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 Advantage: With a B3 BER rating, this property offers better energy efficiency than lower-rated homes, likely resulting in annual energy cost savings of approximately €800-€1,200 compared to D-rated properties of similar size.
Details
- Optimising Value: Upgrading from a B3 to a B2 BER rating, which typically costs €2,000-€4,000 in insulation and heating system improvements, could potentially increase property value by €5,000-€8,000.
- Space Efficiency: The 109m² floor area for a 3-bedroom, 3-bathroom end-of-terrace house is well-proportioned for modern family living, aligning with the median 3 bedrooms and 2 bathrooms observed across market data.
- Hypothesis: The current B3 BER rating positions the property well, but focusing on minor upgrades to reach a B2 or B1 could yield disproportionately higher value increases due to buyer preference for energy efficiency, especially as the cost difference for such upgrades is relatively low compared to the potential value uplift.
Amenities
Transport Connectivity: Cobh town centre, served by Bus Éireann routes 240 and 241, provides connectivity to Cork city, and Rushbrooke train station is within proximity offering regular commuter services.
Details
- Local Amenities: Residents have convenient access to amenities such as Lidl and SuperValu supermarkets in Cobh, St. Colman's Cathedral, and numerous local cafes and restaurants along the waterfront.
- Family & Healthcare Access: The area is served by several primary schools including Rushbrooke National School and Gaelscoil uí Chaoimh, with St. Anne's Secondary School nearby, alongside Cobh Community Hospital and local pharmacies.
- Hypothesis: The ongoing regeneration of Cobh's waterfront and the proposed improvements to transport links, including potential enhancements to the train line frequency, suggest that properties like this in Rushbrooke Links are poised to benefit from increased desirability and commuter convenience, further strengthening their market appeal.
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.