Hobson's Choice, Creagh, Baltimore, Co. Cork, P81 YD82
6 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 2 Bath · Detached
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Market Position
At the Upper End of Local Sales
At €450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 9mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 · 18 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.
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
9 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 |
|---|---|---|---|
| Munnig North, Skibbereen, Cork, Cork | 2025-07-10 | 139.4m² | |
| Bellevue, Oldcourt, Skibbereen, Cork | 2024-11-21 | 145m² |
Transactions within a 3.0km 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
Significant BER Upgrade Needed: With a BER rating of G, substantial investment is required; upgrading to a B2 could cost an estimated €15,000-€20,000 and potentially increase the property's value by €25,000-€30,000, while reducing annual energy costs from an estimated €2,500-€3,000 to €900-€1,300.
Generous Space Allocation: The property offers 120m² across 4 bedrooms and 2 bathrooms, providing a spacious living environment that aligns with larger family needs, though the BER rating detracts from its overall quality.
Value Optimization Opportunity: The G BER rating presents a clear opportunity for value enhancement; investing in insulation, heating upgrades, and potential solar panels could transform its appeal and long-term running costs.
Hypothesis: The significant gap between this property's G BER rating and the potential for improvement suggests a market where energy efficiency is becoming a more significant valuation factor, and properties with substantial BER upgrades could command a noticeable premium over those that remain in poor energy condition.
Amenities
Limited Transport Connectivity: As a property outside Dublin, specific bus routes, train stations, or Luas/DART stops are not provided, suggesting potential reliance on private transport for accessing wider amenities and employment hubs.
Localised Lifestyle Offerings: While specific amenities aren't detailed for Creagh, Baltimore is known for its coastal location offering maritime activities, and the surrounding West Cork area provides a rich tapestry of restaurants, cafes, and natural beauty.
Rural Setting Amenities: Access to essential services like larger supermarkets, diverse retail, and advanced healthcare facilities would likely require travel to nearby towns such as Skibbereen, impacting convenience for daily needs.
Hypothesis: The property's location in Creagh, Baltimore, outside major urban centres, implies that its value proposition is heavily weighted towards lifestyle and scenery, and that future infrastructure development or improved connectivity to regional hubs could significantly boost its long-term desirability and market 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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.