13 Davitt Road, Bray, Co. Wicklow, A98 XA72
13 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 5 Bed · 4 Bath · 180m² · Semi-D
Market Position
Priced Within Local Sold Range
At €850,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 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 €850,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 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
13
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±11%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Herbert Rd, Bray, Co Wicklow, Wicklow | 2026-01-16 | 126.6m² | |
| 1 Carlton Terrace, Novara Avenue, Bray, Wicklow | 2025-09-10 | 165m² |
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 Rating Impact: The D1 BER rating indicates a need for significant energy efficiency upgrades; transitioning to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: With 180m² and 5 bedrooms, this semi-detached property offers substantial living space, which is a strong asset, however, the D1 BER rating dampens its appeal for energy-conscious buyers.
Energy Cost Consideration: The D1 BER rating likely results in annual energy costs of €1,800-€2,200 for a property of this size, compared to €800-€1,200 for an A2 rated equivalent, representing a significant ongoing expense.
Hypothesis: The D1 BER rating presents a clear opportunity for value enhancement through targeted energy upgrades; investing in insulation, heating systems, and window replacements could not only reduce running costs by €1,000-€1,400 annually but also significantly boost the property's marketability and resale value in the current climate.
Amenities
Transport Connectivity: While the address is in Co. Wicklow, its classification as 'Dublin' implies good access; specific routes need confirmation, but areas of Bray are served by Dublin Bus routes (e.g., 184, 185) and the DART from Bray station, facilitating commuter access.
Local Conveniences: Bray offers a range of amenities, including the Bray Town Centre for retail, numerous cafes like Butler's Chocolate Cafe, and restaurants such as Platform Pizza, catering to daily needs and lifestyle preferences.
Educational & Healthcare Access: The area is served by several schools including St. Thomas' Junior National School and St. David's Secondary School, alongside Bray Primary Care Centre for healthcare needs.
Hypothesis: Given Bray's established infrastructure and connectivity to Dublin via DART and bus services, the property's location, despite being in Co. Wicklow, should command a strong premium due to the blend of coastal town living and access to urban employment and services, suggesting its 'Dublin' classification is justified by functional connectivity.
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.