3 Sidmonton Avenue, Bray, Co. Wicklow, A98 KP93
12 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 3 Bath · 117m² · End of Terrace
Market Position
Priced Above Local Sales
At €695,000, 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 · 8mo 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 · 17% 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
€695,000
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
8 months
Data Freshness
Most recent sale age
±9%
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 |
|---|---|---|---|
| 4 Warburton Terrace, Sidmonton Ave, Bray, Wicklow | 2025-09-04 | 226m² | |
| 8 The Headlands, Putland Rd, Bray, Wicklow | 2025-07-16 | 130m² |
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 B3 BER rating suggests moderate energy efficiency, with potential annual energy cost savings of €300-€500 compared to a D-rated property of similar size.
Size Advantage: At 117m², this property is larger than the median sale price for same-type properties within 1km (€496,000) which are likely smaller, offering better value per square meter if priced competitively.
Value Optimization: While the B3 BER is adequate, upgrading to a B2 rating could cost €3,000-€5,000 and potentially increase property value by €5,000-€8,000, representing a modest but worthwhile investment for future saleability.
Hypothesis: The B3 BER rating, while not top-tier, provides a solid foundation, and further insulation upgrades costing €2,000-€4,000 could push annual heating costs below €1,000, making it highly attractive to energy-conscious buyers in this €695,000 price bracket.
Amenities
Transport Connectivity: This property is well-served by Dublin Bus routes 184 and 45A, with the Bray DART station offering direct rail links to Dublin city center, providing excellent commuting options.
Local Amenities: Residents have convenient access to a range of shops at Bray Main Street, including Tesco and Lidl, and dining options like Platform Pizza and The Martello.
Family & Lifestyle Access: Proximity to St. Cronan's Boys' National School (0.8km) and a variety of parks including Kilruddery Estate and Bray Head offers a strong lifestyle appeal for families and outdoor enthusiasts.
Hypothesis: The strong connectivity via the DART and multiple bus routes, combined with the comprehensive retail and leisure facilities in Bray, positions this property favorably for Dublin commuters, potentially commanding a premium of 5-7% over similar properties further from public transport hubs.
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.