The Rock House, Lower Midleton Street, Cobh, Co. Cork, P24 K772
2 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 1 Bed · 1 Bath · Townhouse
Some listing details are missing · add them to improve the analysis
Market Position
Limited Transaction Data
At €270,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 7mo 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 2 comparable transactions within 3.0km over the past 18 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
2 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, 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.
Statistical Confidence · Low
2
Transactions Analysed
Within 3.0km
7 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18a Harbour Row, Cobh, Co Cork, Cork | 2024-11-19 | — | |
| Fishermanscottege, Carrigaloe, Cork, Cork | 2025-08-22 | 59m² |
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
BER Improvement Potential: The 'F' BER rating suggests significant potential for value enhancement; upgrading to a 'B2' rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000 based on typical market premiums for energy efficiency.
Details
- Size Efficiency Mismatch: At 120m², the property is substantial, but with only 1 bedroom and 1 bathroom, it's significantly mismatched with the 100km radius median of 3 bedrooms and 2 bathrooms, indicating a potential limitation for broader buyer appeal and future resale value.
- Condition Optimization Opportunity: The 'F' BER rating and the configuration (1 bed/1 bath for 120m²) present a clear opportunity for value optimization through strategic renovations, focusing on increasing bedroom count and improving energy efficiency to align with market expectations in the €300,000+ price bracket seen in nearby sales.
- Hypothesis: Investing in a two-bedroom conversion and a BER upgrade to at least a 'C' rating for The Rock House could unlock an additional €30,000-€50,000 in market value, given the significant premium commanded by multi-bedroom properties with better energy efficiency in this price range.
Amenities
Transport Connectivity: Cobh is served by the Cork Suburban Rail line with regular services to Cork Kent Station, providing direct commuter access; local bus services include Bus Éireann routes connecting to surrounding towns and Cork city.
Details
- Local Lifestyle Amenities: Residents have access to a range of amenities in Cobh town, including shops on O'Donovan Rossa Street, grocery stores like SuperValu, and healthcare services such as Cobh Community Hospital and local pharmacies.
- Walkability and Green Spaces: Cobh town centre is highly walkable, with pedestrian-friendly streets leading to amenities; residents can enjoy the waterfront promenade and nearby amenities like the Cobh Heritage Centre and St. Colman's Cathedral.
- Hypothesis: The ongoing investment in revitalizing Cobh's town centre and improving ferry services to Cork city could significantly enhance property values in the area, particularly for properties like The Rock House that are centrally located and within walking distance of key 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 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.