22 Seafield, Ballymoney, Gorey, Co. Wexford, Y25 Y3F2
23 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 3 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €245,000, 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.
23 closed sales nearby · 22mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 3.7% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 5.0km
22 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Springdale, Clonattin Village, Gorey, Wexford | 2023-09-28 | 80m² | |
| 40 Spring Dale, Clonattin Village, Gorey, Wexford | 2025-10-13 | 82.5m² |
Transactions within a 5.0km radius and 36-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 an excellent B3 BER rating, this property offers significant energy efficiency, translating to estimated annual energy cost savings of €1,000-€1,400 compared to D-rated properties of similar size, enhancing its long-term appeal and lower running costs.
Details
- Generous Proportions: At 120m² with 3 bedrooms and 3 bathrooms, this apartment is exceptionally spacious, providing an additional bathroom compared to the median 2 bathrooms typically found in properties across the wider 50km radius, enhancing its functionality and comfort.
- Intrinsic Value Recognition: The property's estimated market value of €327,525 is substantially higher than the median sale price of €285,000 within a 5km radius, indicating that its superior attributes, including its modern BER and elevated bathroom count, contribute to a higher intrinsic valuation.
- Hypothesis: Future-Proofed Investment: The B3 BER rating not only provides immediate energy cost savings but also acts as a future-proofing asset, positioning the property favourably against new climate regulations and increasing buyer preference for eco-friendly homes, suggesting its value appreciation could outpace less efficient properties in the coming years.
Amenities
Regional Transport Access: Connectivity for regional travel is strong with Bus Éireann Route 133 providing direct links to Dublin from Gorey, and Gorey railway station, approximately 8km away, offering regular train services on the Dublin-Rosslare line for convenient commuting options.
Details
- Premier Lifestyle Hub: Residents benefit from exceptional lifestyle amenities including direct access to Ballymoney North and South Beaches, the exclusive Seafield Golf & Spa Resort adjacent to the property, and a diverse range of restaurants and cafes in Gorey town, enhancing overall quality of life.
- Family & Essential Services: The area is well-equipped for families, offering various primary and secondary schools in Gorey such as Gorey Community School, convenient access to local childcare facilities, and essential healthcare services via Gorey District Hospital and multiple pharmacies in Gorey town.
- Hypothesis: Coastal Appeal Premium: The unique blend of direct coastal access, proximity to the high-end Seafield Golf & Spa Resort, and established regional transport connections via Gorey, positions this property to command a lifestyle premium, attracting buyers prioritising leisure amenities and serene coastal living over urban density, thereby sustaining its value.
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.