Drombeg House, Glandore, Co. Cork, P81 HX75
3 homes sold nearby. See what they went for — and what to bid on this one.
€2,500,000 · 6 Bed · 5 Bath · 450m² · Detached
Market Position
Significantly Above Local Sales
At €2,500,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 18mo 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 3 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
3 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 317% 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
€2,500,000
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 · Low
3
Transactions Analysed
Within 5.0km
18 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockarudane, Glandore, Cork, Cork | 2025-02-27 | 476m² | |
| Barleyhill West, Rosscarbery, Co. Cork, Cork | 2024-03-11 | 172m² |
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
Significant BER Improvement Potential: With a BER rating of SI_666 (assuming this is a low rating like G or F), upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €2,500-€3,000 to €900-€1,300.
Spacious Accommodation: At 450m² with 6 bedrooms and 5 bathrooms, Drombeg House offers substantial living space, exceeding typical requirements for most households and catering to larger families or those seeking extensive guest accommodation.
Value Optimization: Given the property's size and current valuation, optimizing its BER rating from SI_666 to a B2 would represent a strategic investment, potentially recouping the upgrade costs (€8,000-€12,000) through increased marketability and enhanced buyer appeal in a market increasingly focused on energy efficiency.
Hypothesis: The substantial size of Drombeg House (450m²) combined with its SI_666 BER rating presents a unique opportunity; while the current rating suggests significant energy inefficiency, the sheer scale of the property means that targeted energy upgrades, costing €8,000-€12,000 to reach a B2 rating, could unlock significant latent value, making it an attractive proposition for a buyer with renovation capital looking for an ultra-premium, energy-efficient residence.
Amenities
Limited Public Transport: As the property is located outside Dublin, specific bus routes, train stations, Luas stops, or DART stations serving Drombeg are not provided, suggesting reliance on private transport.
Local Educational Access: Specific details on schools, colleges, or universities in close proximity to Drombeg are not provided, requiring further investigation for families.
Healthcare Proximity: Information on specific hospitals, clinics, or pharmacies in the immediate vicinity of Drombeg House is absent, making it difficult to assess healthcare accessibility.
Hypothesis: The lack of specific public transport and amenity data for Drombeg suggests a highly rural or semi-rural setting, where local amenities might be more dispersed. Future development in the wider West Cork region focusing on improved digital infrastructure and local community hubs could significantly boost the appeal and connectivity of properties like Drombeg House, making them more attractive to a broader buyer demographic.
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.