Dromainn, St Philomenas Road, Crosshaven, Cork, P43 XV74
10 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 4 Bed · 3 Bath · 194m² · Detached
Market Position
Below Typical Sale Prices
At €895,000, 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.
10 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €895,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
10
Transactions Analysed
Within 1.5km
6 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dromainn, Upper Rd, Crosshaven, Cork | 2025-11-17 | 194m² | |
| Ivy House, Middle Rd, Crosshaven, Cork | 2025-07-24 | 112m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property offers superior energy efficiency, translating to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of this size, saving buyers €1,000-€1,400 annually.
Details
- Generous Family Space: Spanning 194m² with 4 bedrooms and 3 bathrooms, this detached property offers substantially more space and amenities than the typical 3-bedroom, 2.5-bathroom median found in the 5km radius, catering well to larger families or those seeking expansive living.
- Premium Specification: The property's detached type, 'Very Large' size category, and high A2 BER rating position it at the premium end of the local market, making it an attractive offering for buyers prioritizing space, privacy, and long-term cost savings on utilities.
- Hypothesis: The current market's demand for turnkey, energy-efficient homes of substantial size, particularly detached units, may allow this property to command a disproportionately higher premium, as a significant portion of the local stock might not offer similar modern standards or scale.
Amenities
Direct City Access: Residents benefit from direct transport connectivity to Cork City via Bus Éireann Route 220/220X, providing convenient access to key locations including Carrigaline, Cork City Centre, University College Cork, and Cork University Hospital.
Details
- Coastal Community Living: The property is ideally situated near local amenities such as Crosshaven Boys' and Girls' National Schools, Crosshaven Medical Centre, and local shops like SuperValu, enhancing its appeal as a self-sufficient coastal community.
- Walkable Village Charm: Enjoy the charm of Crosshaven village with excellent walkability to local cafes like The Bakehouse, restaurants such as The Anchor Inn, and scenic coastal paths around Crosshaven Boat Yard and Camden Fort Meagher, promoting an active lifestyle.
- Hypothesis: The unique blend of a vibrant coastal community, accessible local amenities, and direct bus links to Cork City creates a distinct lifestyle premium in Crosshaven, which likely supports higher valuations for well-appointed homes like this, attracting buyers prioritizing quality of life over pure city proximity.
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.