Vistamar, Mount Crozier, Cobh, Co. Cork, P24 A472
14 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 6 Bed · 4 Bath · 285m² · Detached
Market Position
Priced Within Local Sold Range
At €895,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 1.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 25mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 5.0km
25 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Alrosa, Mount Crozier, Cobh, Cork | 2025-08-06 | — | |
| 7 Mount Crozier, Cobh, Co Cork, Cork | 2025-08-05 | 242.9m² |
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
BER Rating Advantage: With a B3 BER rating, this property is likely to have annual energy costs of approximately €1,800-€2,200, representing a saving of €700-€1,000 annually compared to an average D-rated property of similar size.
Space Efficiency: The property offers a generous 285.0m² of space with 6 bedrooms and 4 bathrooms, providing excellent room allocation and potential for comfortable family living, which is a strong asset in larger homes.
Value Optimization Opportunity: While the B3 BER is good, a strategic upgrade to a B2 rating could cost an estimated €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, offering a tangible return on investment.
Hypothesis: The B3 BER rating, while positive, indicates potential for further optimization; focusing on insulation upgrades and draught-proofing could push annual energy costs below €1,500, significantly enhancing its appeal in an increasingly energy-conscious market and potentially adding up to €20,000 in value.
Amenities
Transport Connectivity: Cobh is served by train services on the Cork Suburban Rail line to Cork Kent station, providing direct connectivity to the city centre.
Local Conveniences: Residents have access to amenities in Cobh town, including supermarkets like SuperValu, local shops, and healthcare services such as Cobh Community Hospital and several pharmacies.
Educational Options: The area offers educational facilities including St. Mary's Boys National School, St. Mary's Girls National School, and Coláiste Muire secondary school.
Hypothesis: While Cobh offers good local amenities and train links to Cork, its relative isolation from major urban transport networks like Luas or DART significantly impacts its commuter appeal and could be a limiting factor for buyers seeking seamless integration with larger metropolitan areas, suggesting a potential value ceiling.
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.