1 Glenview, Kilgarron Hill, Enniskerry, Co. Wicklow, A98 F727
12 homes sold nearby. See what they went for — and what to bid on this one.
€1,295,000 · 4 Bed · 4 Bath · 230m² · Detached
Market Position
Priced Within Local Sold Range
At €1,295,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 1.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 13mo 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 €1,295,000, 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 €64,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,295,000, 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.
€64,750
That's what overbidding by just 5% on a €1,295,000 home costs you — before interest.
A €19 check before a €1,295,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
12
Transactions Analysed
Within 1.5km
13 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 89 Eagle Valley, Enniskerry, Wicklow, Wicklow | 2025-11-21 | 237m² | |
| 52 Eagle Valley, Enniskerry, Co Wicklow, Wicklow | 2025-02-07 | 234m² |
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 Advantage: With a B3 BER rating, this property offers good energy efficiency, likely resulting in annual energy costs of €1,200-€1,600, compared to an estimated €1,800-€2,200 for a D-rated property of similar size in the area.
Spacious Living: The 230.0m² size of this detached 4-bedroom, 4-bathroom property aligns well with premium market expectations, offering ample living space that is typically sought after by families and higher-income buyers.
Value Optimization: While the BER rating is good, upgrading from B3 to a B2 or B1 could cost approximately €3,000-€6,000 and potentially increase the property's value by €7,000-€10,000, offering a good return on investment for enhanced energy performance.
Hypothesis: Given the scarcity of properties with 4 bathrooms in the immediate vicinity (only 1 comparable sale of the same broad type in 1km radius over 180 days), the inclusion of four bathrooms significantly enhances the property's appeal and commands a premium, indicating a potential undersupply of such configurations in the local market.
Amenities
Connectivity Gap: While located in Co. Wicklow, proximity to Dublin city centre transport is limited; there are no direct Luas, DART, or major train stations within a 5km radius, requiring reliance on bus services like the 185 which serves the general area for connections to Bray or Greystones.
Local Charm: The area benefits from Enniskerry village amenities, including well-regarded establishments like Penny's Hill restaurant and Avoca cafe, alongside local convenience shops and the Powerscourt Estate with its gardens offering significant lifestyle appeal.
Family Focus: Educational options include St. Gerards School and Powerscourt National School, providing established primary and secondary education facilities nearby, contributing to family desirability, though formal childcare facilities require further investigation in the immediate vicinity.
Hypothesis: The 'Dublin' classification for this Wicklow address suggests a significant commuter appeal, yet the lack of direct public transport links implies that future infrastructure development, such as an extension of the Luas Green Line towards South Dublin County Council areas or improved park-and-ride facilities at nearby rail stations like Bray, would dramatically increase the property's accessibility and thus its long-term 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.