Carrignafoy Avenue, Carrignafoy, Cobh, Co. Cork, P24 D544
23 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 1 Bath · 98m² · Bungalow
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
23 closed sales nearby · 14mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 3.0km · 24 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 9.5% year-on-year, based on the trailing 24-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 18% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€445,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
23
Transactions Analysed
Within 3.0km
14 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sunville, Wilmount Park, Cobh, Cork | 2025-10-17 | 90m² | |
| 62 The Spires, Carrignafoy, Cobh, Cork | 2025-12-01 | 139m² |
Transactions within a 3.0km radius and 24-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 E1 BER rating could cost €8,000-€12,000 for insulation and heating upgrades, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Size Efficiency: At 98.0m², this 3-bedroom bungalow offers a functional layout, with an average of 32.7m² per bedroom, which is standard for this property type and location.
Value Optimization Potential: Given the E1 BER, investing in energy efficiency upgrades offers a clear path to enhance value and reduce running costs, making it a tangible improvement opportunity for a buyer.
Hypothesis: The E1 BER rating of this bungalow, common in older properties, represents a significant opportunity for value enhancement. Buyers who invest in targeted upgrades, such as improving insulation and replacing older heating systems, could see a stronger return on investment than the average buyer in this market, especially if comparable sales show a preference for higher BER ratings.
Amenities
Limited Public Transport: While Cobh is served by Bus Éireann routes, there are no specific route numbers or Luas/DART stations mentioned within the provided data for Carrignafoy Avenue, impacting commuter convenience.
Local Services Access: Specific educational, healthcare, shopping, or lifestyle amenities like schools (e.g., St. Mary's National School), shops (e.g., Supervalu), or parks (e.g., Cobh Heritage Park) are not detailed in the provided data for this specific address.
Walkability Uncertainty: Without specific details on pedestrian infrastructure or nearby walking routes, the walkability of Carrignafoy Avenue for daily errands and leisure is difficult to assess from the provided metrics.
Hypothesis: The lack of specific transport and amenity data for Carrignafoy Avenue, Cobh, in the provided metrics suggests that properties in this precise location may rely more heavily on private transport and local, less prominent amenities, potentially appealing to buyers prioritizing a quieter residential setting over immediate urban convenience, but requiring further local investigation.
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.