1 Fairview Terrace, 1 Adelaide Villas, Bray, Co. Wicklow, A98 A5D8
24 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 2 Bath · 76m² · Terrace
Market Position
Below Typical Sale Prices
At €350,000, 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.
24 closed sales nearby · 12mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
24 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
24
Transactions Analysed
Within 1.5km
12 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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Adelaide Villas, Lower Dargle Rd, Bray, Wicklow | 2025-08-13 | 72m² | |
| 12 Ardee St, Bray, Wicklow, Wicklow | 2025-03-07 | 46m² |
Transactions within a 1.5km 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 Upgrade Investment: With an E2 BER rating, upgrading to a more efficient B2 rating could cost an estimated €10,000-€20,000, but is projected to increase the property's value by €20,000-€30,000, representing a smart return on investment.
Details
- Energy Cost Savings Potential: The current E2 BER suggests annual energy costs of approximately €2,200-€2,800; achieving a B2 rating could reduce these costs to €800-€1,200 annually, potentially saving €1,000-€2,000 per year.
- Compact Configuration: At 76 square metres and with 2 bedrooms, this property is more compact than the average 1km property size of 113 square metres and the median 3-bedroom configuration, appealing to specific buyer segments such as first-time buyers or downsizers.
- Hypothesis: Given the strong market demand for smaller, more affordable units in the immediate 1km area (indicated by 100% sold above asking), an E2 BER property that is competitively priced despite its size difference may see its BER issue overlooked by buyers keen to secure a property, but it remains a key area for value appreciation post-purchase.
Amenities
Excellent Transport Links: The property benefits from strong connectivity with Bray DART station (approx. 1.5km), offering direct rail access to Dublin City Centre, supplemented by frequent Dublin Bus routes such as the 145 and 84/84A serving the Bray area, and convenient access to the N11/M11 road network.
Details
- Diverse Educational & Lifestyle Hub: The area boasts a range of educational facilities including St. Cronan's Boys' National School and Loreto Secondary School, alongside lifestyle amenities like the popular Bray Head walking trails, the scenic Bray Promenade, and the cultural Mermaid Arts Centre, enriching community life.
- Convenient Daily Essentials: Residents have excellent access to essential services with major supermarkets like SuperValu Bray and Tesco Extra Bray within close proximity, various pharmacies and clinics throughout Bray town centre, and recreational facilities such as Shoreline Leisure Centre Bray, all contributing to high walkability for daily needs.
- Hypothesis: The combination of strong transport links to Dublin and a self-sufficient local amenity offering, including its natural attractions like Bray Head and the seafront, positions Bray as an increasingly desirable commuter town, driving sustained demand for properties like this, particularly from buyers seeking a balance of urban access and coastal lifestyle.
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.