10 Beechdale Way, Blessington, Blessington, Co. Wicklow, W91 V2K7
18 homes sold nearby. See what they went for — and what to bid on this one.
€422,000 · 3 Bed · 3 Bath · 119m² · Semi-D
Market Position
Below Typical Sale Prices
At €422,000, 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.
18 closed sales nearby · 7mo 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 €422,000, 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 €21,100 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €422,000, 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.
€21,100
That's what overbidding by just 5% on a €422,000 home costs you — before interest.
A €19 check before a €422,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €422,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 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
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±19%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Beechdale Way, Blessington, Wicklow, Wicklow | 2025-12-19 | 119m² | |
| 12 Beechdale Close, Blessington, Co Wicklow, Wicklow | 2025-09-12 | 116m² |
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
Energy Efficiency Advantage: With a C2 BER rating, this property offers robust energy efficiency, estimated to result in annual energy costs around €1,300-€1,700, notably lower than the €1,800-€2,200 typical for less efficient D-rated homes of similar size.
Details
- Spacious Family Living: At 119m² with 3 bedrooms and 3 bathrooms, this semi-detached home provides ample living space that aligns perfectly with or exceeds the median 3-bed, 2-bath configuration prevalent in the 5km and 10km local markets.
- Optimal Configuration: The property's 3-bedroom, 3-bathroom layout offers a highly desirable modern family configuration, which is a strong match for the local market's median bath count of 3.0 within a 10km radius.
- Hypothesis: Upgrading the C2 BER to a B-rating, with an estimated investment of €5,000-€8,000 for targeted improvements like enhanced insulation or a heating system upgrade, could not only reduce annual energy costs by an additional €300-€500 but also potentially increase the property’s market value by €10,000-€15,000, appealing to increasingly eco-conscious buyers.
Amenities
Commuter Connectivity: Residents benefit from direct public transport via Dublin Bus route 65, providing essential links to Dublin City Centre, although access to major rail or Luas connections like those in Naas or Tallaght would require a short drive.
Details
- Comprehensive Local Services: The property is situated conveniently close to key amenities including Blessington Town Centre, which houses Dunnes Stores, Blessington National School, Blessington Community College, and the Blessington Primary Care Centre, ensuring daily needs are well-catered for.
- Lifestyle and Recreation Richness: Blessington offers exceptional lifestyle amenities, including the scenic Blessington Lakes for outdoor activities and water sports, the historical Russborough House and Parklands, and a variety of local cafes, restaurants, and pubs such as The West Wicklow House within a short distance.
- Hypothesis: Continued investment in expanding the Blessington Greenway and potential future enhancements to direct public transport links could significantly boost property values in Blessington, attracting more families and outdoor enthusiasts seeking a blend of scenic rural living and improved urban accessibility.
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.