High Street, Goleen, Crookhaven, Co. Cork, P81 H778
6 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 4 Bed · 1 Bath · 110m² · Detached
Market Position
Below Typical Sale Prices
At €195,000, 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.
6 closed sales nearby · 10mo recency · Moderate 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| No 4 Barrack Road, Goleen, Co Cork, Cork | 2025-12-12 | — | |
| No. 8 Emily Gardens, Boulysallagh, Goleen, Cork | 2025-05-22 | — |
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
Suboptimal BER Rating: The SI_666 BER rating indicates poor energy performance, likely requiring significant investment to improve, with estimated upgrade costs from a D-rating to a B2 potentially ranging from €8,000 to €12,000 but yielding value increases of €15,000 to €20,000.
Energy Cost Disadvantage: Properties with a SI_666 BER rating typically incur annual energy costs of €1,800-€2,200, substantially higher than the €800-€1,200 for B-rated properties of similar size.
Space Efficiency: The 110m² size for a 4-bedroom detached house is modest, suggesting potential for optimisation or that it caters to a more compact living style prevalent in its immediate area, with 42 other properties within 1km.
Hypothesis: The SI_666 BER rating, while seemingly poor, might align with the typical standard of older properties in Goleen/Crookhaven, suggesting that the market in this specific coastal rural area may not yet heavily penalize lower BER ratings, presenting a unique opportunity for value-add investors if future demand shifts towards energy efficiency.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART stations explicitly mentioned as serving Goleen/Crookhaven directly, implying a strong reliance on private transport for connectivity.
Rural Amenity Landscape: Specific educational facilities, healthcare access points, major shopping centers, or extensive lifestyle amenities like parks and gyms are not detailed for Goleen/Crookhaven in the provided data, suggesting a focus on essential local services rather than extensive urban-style conveniences.
Walkability Challenges: Given the rural setting implied by Goleen/Crookhaven, walkability is likely limited to the immediate village centre, with significant distances to surrounding services and amenities, potentially requiring travel for most daily needs.
Hypothesis: The lack of specified public transport and urban amenities in the Goleen/Crookhaven data suggests that property value in this area is primarily driven by its scenic coastal location and lifestyle appeal rather than commuter convenience or access to a wide array of services, creating a niche market for buyers prioritising natural beauty over urban connectivity.
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.