Cnoc Ard, Clashroe, Kinsale, Co. Cork, P17 D868
13 homes sold nearby. See what they went for — and what to bid on this one.
€11,000,005 · 5 Bed · 3 Bath · 282m² · Detached
Market Position
At the Upper End of Local Sales
At €11,000,005, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
13 closed sales nearby · 16mo 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 €11,000,005, 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 €550,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €11,000,005, 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.
€550,000
That's what overbidding by just 5% on a €11,000,005 home costs you — before interest.
A €19 check before a €11,000,005 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €11,000,005 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 size-adjusted median. 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
Financial Exposure · 816% 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
€11,000,005
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
13
Transactions Analysed
Within 5.0km
16 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kinure House, Kinure, Oysterhaven, Cork | 2024-12-06 | 345m² | |
| Harvel House, Oysterhaven, Belgooly, Cork | 2024-10-29 | 220m² |
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 Upgrade Opportunity: With an unknown BER rating, upgrading this expansive 282m² property to a B2 rating could cost an estimated €8,000-€12,000, potentially adding €15,000-€20,000 to its market value.
Details
- Significant Energy Savings: Improving the BER from an assumed lower rating to a B2 could reduce annual energy costs for this large property by €1,000-€1,400, bringing them down from an estimated €1,800-€2,200 to €800-€1,200.
- Generous Proportions: This 282m² detached property with 5 bedrooms and 3 bathrooms is significantly larger than the median 3 bedrooms and 2 bathrooms for properties sold within a 10km radius, offering exceptional living space.
- Hypothesis: The substantial size of this 5-bedroom, 3-bathroom detached residence (282m²) in a high-demand area like Kinsale, coupled with the opportunity to significantly enhance its energy efficiency from its current unknown BER, suggests a strong potential for value appreciation post-renovation, appealing to buyers seeking a large family home with modern eco-credentials.
Amenities
Essential Bus Connectivity: Residents of Clashroe benefit from essential public transport via Bus Éireann Route 226 and 226A, providing direct links from Kinsale to Cork Airport and Cork City Centre.
Details
- Comprehensive Local Services: The area boasts excellent access to key amenities including Kinsale Community School, Gaelscoil Chionn tSáile, SuperValu Kinsale for shopping, and the Kinsale Primary Care Centre for healthcare needs.
- Vibrant Lifestyle & Family Focus: Kinsale offers a rich lifestyle with renowned restaurants like Fishy Fishy, leisure activities at Kinsale Yacht Club, and family-friendly amenities including Bright Start Montessori and the historic Charles Fort for recreation.
- Hypothesis: The blend of a highly-regarded school system (Kinsale Community School), a vibrant culinary scene, and coastal leisure activities (Kinsale Yacht Club, local beaches), despite lacking rail connectivity, reinforces Kinsale's status as a premium lifestyle destination that consistently draws families and discerning buyers willing to pay a premium for its unique quality of life.
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.