3 Colledoe, Killarney Road, Bray, Co. Wicklow, A98 X5C8
11 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 4 Bath · 200m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €875,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 7mo recency · Moderate 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 · Moderate
11
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 |
|---|---|---|---|
| 9 Ballynoe Grove, Kilbride Lane, Bray, Wicklow | 2025-03-14 | 112m² | |
| 64 Oldcourt Drive, Bray, Co Wicklow, Wicklow | 2025-12-19 | 81m² |
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
Energy Efficiency: The A2 BER rating indicates excellent energy efficiency, with estimated annual energy costs likely ranging from €800-€1,200, significantly lower than properties with D-rated BERs which could incur €1,800-€2,200 annually for a property of this size.
Spacious Accommodation: With 200m² and 4 bedrooms, this property offers ample living space, suggesting a high per-square-meter value compared to smaller, more compact homes prevalent in some urban areas.
Value Optimization Opportunity: While already A2 rated, minor upgrades to ventilation or solar panel integration, if not already present, could theoretically push the BER to A1, potentially adding €5,000-€10,000 in value and further reducing running costs.
Hypothesis: The property's significant size (200m²) combined with a high BER rating of A2 suggests a premium for modern, efficient living. However, the ratio of 4 bathrooms to 4 bedrooms may indicate an overemphasis on bathrooms, potentially at the expense of larger bedroom dimensions or additional living space, which could be a factor in future resale value compared to properties with a more balanced configuration.
Amenities
Transport Links: This area is served by Dublin Bus routes 184 and 185, providing connectivity to Bray town centre and DART station, and is within reasonable proximity to the N11 for commuting.
Local Conveniences: Residents have access to retail facilities at Bray Town Centre and various local shops along the Killarney Road, with healthcare services available at Bray Primary Care Centre and pharmacies nearby.
Green Spaces & Education: The property is situated near scenic areas like Bray Head and Ferris Park, offering recreational opportunities, and is within the catchment for local schools such as St. Thomas' National School and St. Andrew's National School.
Hypothesis: The positioning in Bray, Co. Wicklow, adjacent to Dublin's commuter belt, offers a blend of coastal town lifestyle and access to urban amenities. The ongoing infrastructure development in the wider Southeast region, including potential enhancements to public transport links beyond the current bus routes, could further boost property values in this location by improving connectivity to Dublin city centre.
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.