80 Frenchs Avenue, Cobh, Cobh, Co. Cork, P24 C564
22 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 3 Bed · 1 Bath · 600m² · Terrace
Market Position
Below Typical Sale Prices
At €210,000, 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.
22 closed sales nearby · 7mo 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 €210,000, 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 €10,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €210,000, 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.
€10,500
That's what overbidding by just 5% on a €210,000 home costs you — before interest.
A €19 check before a €210,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €210,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
22
Transactions Analysed
Within 1.5km
7 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 61 Barrymore Ave Cobh, Cork, Cork | 2025-08-06 | 55.6m² | |
| 4 The Crescent, Spy Hill, Cobh, Cork | 2025-09-04 | 232.3m² |
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
Significant BER Upgrade Opportunity: With a D1 BER rating, upgrading to a B2 would cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a sound investment.
Details
- Size Discrepancy: The property's 600m² size is exceptionally large, being classified as '2X Very Large' in its category, which may not align with typical terrace property sizes in the immediate area and could impact resale appeal.
- Condition Mismatch: The D1 BER rating suggests potential inefficiencies; however, the median bathroom count in nearby sales (2.0) differs from this property's single bathroom, indicating a potential configuration mismatch for family needs.
- Hypothesis: The current D1 BER rating, combined with a single bathroom in a property of this size and type, indicates a significant opportunity for value enhancement through targeted renovations. Focusing on improving energy efficiency and adding at least one more bathroom could unlock considerable uplift in market value, aligning it better with local expectations and potentially attracting a wider buyer pool.
Amenities
Connectivity Hub: Cobh is served by regular bus services, including Bus Éireann routes connecting to Cork City, and the Cobh railway station provides direct train links to Cork Kent Station, offering excellent commuter options.
Details
- Local Educational Access: The property is in proximity to St. Mary's National School and Cobh Community College, providing accessible educational facilities for families within the local area.
- Community Amenities: Residents benefit from easy access to Cobh town centre amenities, including shops like SuperValu and Lidl, along with healthcare facilities such as Cobh Community Hospital and local pharmacies.
- Hypothesis: While specific bus routes and immediate walkability details are not provided in the raw data, Cobh's status as a historic town with a functioning train station suggests a well-established community infrastructure. The presence of key amenities like schools and shops indicates a stable demand driver, which, if enhanced by further transport upgrades or new developments, could see continued growth in property values.
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.