Inchinteskin, Eyeries, Beara, Co. Cork, P75 HR92
4 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 71m² · Detached
Market Position
Significantly Above Local Sales
At €245,000, 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.
4 closed sales nearby · 15mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). 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. 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.
Financial Exposure · 48% 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
€245,000
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
4
Transactions Analysed
Within 5.0km
15 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ahabrock, Eyeries, Co. Cork, Cork | 2025-02-21 | 104m² | |
| The Old Post Office, Urhan, Beara, Cork | 2025-10-10 | 202.5m² |
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 Upgrade Opportunity: The property's BER G rating signifies very low energy efficiency. Upgrading to a B2 rating could involve an investment of €15,000 to €25,000, offering substantial long-term savings on energy bills (e.g., a potential reduction of €1,500 to €2,000 annually from typical G-rated costs) and boosting the property's market appeal.
Compact and Manageable Living Space: At 71m² with 2 bedrooms, the property offers a compact and potentially efficient living space, suitable for individuals or small families seeking a low-maintenance home, though it is smaller than the wider area's median bedroom count.
Value Enhancement Through Renovation: Beyond energy upgrades, modernizing the property could significantly enhance its appeal and value, turning its current lower BER into an investment opportunity for a buyer focused on future returns and comfort.
Hypothesis: The potential for a buyer to invest in BER upgrades and general modernization presents a pathway to unlock significant latent value, potentially transforming a currently energy-inefficient home into a more desirable and cost-effective asset in the long term.
Amenities
Limited Public Transport Options: The data indicates an absence of recorded public transport within the immediate vicinity, suggesting that private vehicle ownership is essential for commuting and accessing services from this location.
Remote Access to Daily Necessities: There are no recorded shops or restaurants within a 2km radius, meaning residents would need to travel further afield for routine grocery shopping and dining experiences.
Sparse Community Facilities: Essential community amenities, including schools and medical facilities, are not recorded within 2km, highlighting the property's remote setting and emphasizing the need for travel for educational or healthcare needs.
Hypothesis: The property's secluded location offers unparalleled tranquility and natural beauty, making it ideal for buyers prioritizing a quiet, rural lifestyle over immediate access to urban conveniences and public amenities.
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.