Glenmartin Cottage, Church Bay, Myrtleville, Co. Cork, P43 TD45
13 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 133m² · Detached
Market Position
Below Typical Sale Prices
At €395,000, 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.
13 closed sales nearby · 9mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 median of comparable sales, 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
13
Transactions Analysed
Within 1.5km
9 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 |
|---|---|---|---|
| 114 Brightwater, Crosshaven, Cork, Cork | 2025-04-02 | 160m² | |
| Fairview, Knocknagore, Crosshaven, Cork | 2025-09-22 | 156.2m² |
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
Energy Rating: The property has a BER rating of SI_666, which is not explicitly defined but generally implies a lower energy efficiency; upgrading from a typical D-rated equivalent (estimated annual cost €1,800-€2,200) to a B2 rating would cost approximately €8,000-€12,000 and could increase property value by €15,000-€20,000.
Space Efficiency: With 133.0m² of living space across 3 bedrooms and 2 bathrooms, the property offers a good balance of accommodation, with an average of 44.3m² per bedroom, which is reasonable for a detached family home.
Value Optimization: The asking price of €395,000 is below the estimated value of €408,227, presenting an opportunity for buyers to secure the property at a discount, allowing for potential investment in upgrades to further enhance its market appeal.
Hypothesis: Given the undefined BER rating, a targeted energy efficiency upgrade to achieve a B-rating could yield a return on investment exceeding 100% through both increased property value and reduced long-term running costs, particularly if similar properties in the immediate vicinity boast higher BER ratings.
Amenities
Coastal Location: Situated in Church Bay, Myrtleville, the property benefits from a desirable coastal setting, offering proximity to beaches and scenic walks, which are significant lifestyle amenities for this area.
Local Services: While specific transport routes like bus numbers or train stations are not provided for this immediate rural location, towns like Carrigaline (approx. 10-15 minute drive) offer supermarkets (SuperValu, Lidl), schools (Carrigaline Educate Together, St. Mary's National School), and healthcare facilities.
Recreational Access: The area around Myrtleville is known for its natural beauty, with coastal paths and proximity to scenic viewpoints, providing ample opportunities for outdoor recreation and a high quality of life for residents.
Hypothesis: The absence of direct public transport links and proximity to essential services in Myrtleville means that the property's value is heavily reliant on its unique coastal appeal and the car-dependent convenience of nearby towns; thus, any planned infrastructure improvements in the wider Cork area could disproportionately boost its desirability and value.
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.