11 Laurel Grove, Tagoat, Co. Wexford, Y35 CX43
11 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 4 Bed · 3 Bath · 185m² · Semi-D
Market Position
Below Typical Sale Prices
At €365,000, 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.
11 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
11
Transactions Analysed
Within 3.0km
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 59 Laurel Grove, Tagoat, Wexford, Wexford | 2025-12-08 | — | |
| 126 Laurel Grove, Tagoat, Rosslare Harbour, Wexford | 2025-11-07 | 114m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this property will have significantly lower annual energy costs compared to properties with D-rated BERs, potentially saving €900-€1,300 annually based on typical energy cost differentials for homes of this size.
Space for Family: At 185.0m² with 4 bedrooms and 3 bathrooms, this property offers ample living space, which is likely to be attractive in an area where the average sale price per sqm is €2,631, indicating a premium on well-appointed homes.
Value Optimization Opportunity: While the B3 BER is good, strategic upgrades to an A-rated BER could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, representing a sound investment for future resale.
Hypothesis: Given the B3 BER rating, the property is well-positioned in terms of energy efficiency, but the average asking price within a 3km radius is €325,500, while the median sale price for similar broad types is €311,000, suggesting that while the current BER is a positive, the market within 3km may not be fully valuing the jump to a higher BER compared to a C or D rated property, implying a potential for greater value uplift from further upgrades than currently reflected.
Amenities
Limited Public Transport Reach: With no specific bus routes, train stations, Luas, or DART stops mentioned for Tagoat, Co. Wexford, Y35CX43, connectivity to major urban centres is likely reliant on private transport or regional bus services.
Local Convenience: Tagoat offers basic local amenities, but specific shops, supermarkets, or major retail centres within walking distance are not detailed, suggesting a potential need to travel for comprehensive shopping needs.
Family & Healthcare Access: While specific schools, colleges, or childcare facilities are not listed for Tagoat itself, proximity to larger towns like Wexford would typically provide access to a range of educational and healthcare services, including hospitals and clinics.
Hypothesis: The absence of specific public transport links and major retail hubs in Tagoat suggests that properties in this immediate area may appeal more to those seeking a quieter, rural lifestyle rather than those prioritizing daily urban commuting or immediate access to extensive amenities, potentially influencing the achievable price premium compared to better-connected locations.
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.