14 Coolgreaney Park, Arklow, Co Wicklow, Y14 D274
12 homes sold nearby. See what they went for — and what to bid on this one.
€429,000 · 4 Bed · 3 Bath · 123m² · Detached
Market Position
Priced Above Local Sales
At €429,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
12 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 €429,000, 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 €21,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €429,000, 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.
€21,450
That's what overbidding by just 5% on a €429,000 home costs you — before interest.
A €19 check before a €429,000 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 14% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€429,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±8%
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 |
|---|---|---|---|
| Gleemond House, Coolgreany Rd, Arklow, Wicklow | 2025-12-04 | 217m² | |
| 1 The Mount, Coolgreaney Rd, Arklow, Wicklow | 2025-10-15 | 168m² |
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 Improvement Opportunity: Upgrading the C2 BER rating could cost an estimated €8,000-€12,000 but would likely increase the property's value by €15,000-€20,000, creating a positive return on investment.
Annual Energy Savings Potential: With a C2 BER, estimated annual energy costs for this 123m² property are €1,500-€2,000, compared to potentially €2,500-€3,000 for a G-rated property of similar size, offering immediate savings.
Space Efficiency: The 123m² size with 4 bedrooms and 3 bathrooms offers a good space-to-room ratio, suitable for family living, contrasting with smaller 3-bedroom properties that are more common in the 1km radius based on sales data.
Hypothesis: The C2 BER rating, while not poor, represents a significant opportunity; investing in targeted insulation and heating system upgrades could push the BER to a B rating for an estimated €10,000-€15,000, potentially unlocking an additional €25,000-€35,000 in market value and reducing annual energy bills by over €1,000.
Amenities
Transport Links: Arklow is served by Bus Éireann routes including the 131 to Dublin and local services, with the nearest train station being Arklow Railway Station, providing key connectivity.
Local Services: The area benefits from proximity to Bridgewater Shopping Centre, various supermarkets like Lidl and Tesco, and healthcare facilities including Arklow District Hospital and multiple pharmacies.
Family Amenities: Nearby educational facilities include St. Mary's College, Arklow CBS, and Gaelscoil uí Bhirn, alongside childcare options and green spaces like Bridgewater Park and the beach.
Hypothesis: While Arklow offers a solid range of amenities, the absence of direct Luas or DART connectivity means that commuting to Dublin via public transport involves transfers and longer travel times, likely contributing to a lower price premium compared to properties with direct access to these rail networks within a similar distance from Dublin.
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.