2 Ballinatray Upper, Courtown, Gorey, Co. Wexford, Y25 HW29
18 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 4 Bed · 3 Bath · 102m² · Detached
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 1.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 10mo 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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
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 sits marginally below 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
10 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Beachside Ave, Riverchapel, Gorey, Wexford | 2025-08-01 | 131m² | |
| 17 Glen Aoibhinn, Ardamine, Courtown, Wexford | 2025-12-27 | 133m² |
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 Efficiency: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €9,000-€13,000 and potentially increase the property's value by €15,000-€20,000.
Size Advantage: At 102.0m², this 4-bedroom, 3-bathroom detached property offers a good balance of space for its type, with an average of 25.5m² per bedroom.
Value Optimization: Investing in insulation upgrades and energy-efficient windows for the C3 BER could yield annual energy savings of €400-€700 compared to a D-rated property of similar size.
Hypothesis: Given the C3 BER rating, focusing on improving insulation and airtightness, rather than a full heating system overhaul, could be the most cost-effective strategy to achieve a B-rated BER, potentially yielding a 10-15% return on investment in the medium term.
Amenities
Transport Connectivity: While specific local bus routes are not detailed, the property's location outside Dublin implies reliance on regional bus services, with potential for limited direct public transport to major employment hubs.
Local Lifestyle: Gorey town, approximately 7km away, offers a range of amenities including shopping at the Amber Springs Hotel and Convention Centre, healthcare at Gorey District Hospital, and dining at local establishments like The Duck. Courtown itself has smaller local shops and cafes.
Family Facilities: Access to educational facilities includes primary schools like Gaelscoil Loch Garman and secondary schools such as Gorey Community School within a reasonable drive, alongside local childcare options in the Gorey area.
Hypothesis: The property's positioning in Courtown, Co. Wexford, suggests that while offering a coastal lifestyle, its value appreciation may be more closely tied to regional infrastructure improvements, such as enhanced road networks connecting Gorey to larger centres, rather than extensive local public transport expansion.
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.