Carhoovauler, Rossmore, Clonakilty, Co. Cork, P85 VX25
4 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Liscubba, Lyne, Clonakilty, Cork | 2024-04-16 | 194.7m² | |
| Shanaway, Ballineen, Cork, Cork | 2024-08-13 | — |
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: Upgrading the F BER rating to a C2 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and reducing annual energy costs by €600-€900 compared to its current rating.
Space Efficiency: The 120m² property offers 2 bedrooms and 1 bathroom, which is a relatively low bathroom count for its size in the current market, potentially impacting buyer appeal and perceived value.
Value Optimization Potential: With an F BER rating and a single bathroom for its 120m² size, there is significant potential to optimize value through targeted energy upgrades and potential bathroom additions or renovations.
Hypothesis: The relatively low BER rating and a single bathroom suggest that this property is priced for a buyer willing to undertake significant renovations, and the €325,000 asking price may be factoring in the upside potential rather than the current condition and amenity offering.
Amenities
Limited Public Transport: Carhoovauler, Rossmore, Clonakilty is in a rural area with no direct bus routes or train stations immediately serving the property; travel to Clonakilty town (approx. 8km) would be required for services like Bus Éireann routes to Cork City.
Local Services Accessibility: Basic amenities like shops and schools are not within immediate walking distance, requiring travel to Clonakilty town which offers a wider range of retail (SuperValu, Aldi), educational facilities (Clonakilty Community College), and healthcare (Bantry General Hospital is a significant drive, but local clinics and pharmacies exist in Clonakilty).
Lifestyle and Recreation: While the immediate surroundings offer rural tranquility, access to dedicated lifestyle amenities such as parks, gyms, and a diverse restaurant scene necessitates travel to Clonakilty, which boasts options like Deasy's Bar and Restaurant, and local parks.
Hypothesis: The property's location, while offering rural charm, positions it as a lifestyle choice for those prioritizing peace and quiet over immediate access to urban conveniences, suggesting that its value is more tied to its intrinsic appeal as a rural retreat rather than its connectivity to major amenities.
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.