3 The Village Gate, Tinahely, Co. Wicklow, Y14 PN72
7 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 3 Bath · 102m² · Detached
Market Position
Priced Above Local Sales
At €250,000, 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.
7 closed sales nearby · 11mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
11 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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Imaal, Churchlands, Tinahely, Wicklow | 2025-10-06 | 95m² | |
| Touchstone, Churchlands, Tinahely, Wicklow | 2025-05-16 | — |
Transactions within a 3.0km 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
B3 Energy Efficiency: The B3 BER rating offers reasonable energy efficiency, aligning with modern standards and suggesting moderate annual energy costs compared to older, lower-rated properties.
Details
- Optimised Size: With 102m² of living space and 3 bedrooms, the property's size is well-suited for a family and aligns with the median of 3 bedrooms and 2 bathrooms found in the wider market.
- Value Uplift Opportunity: Upgrading from a B3 BER rating to an A2 rating could cost an estimated €5,000-€8,000 and potentially increase property value by €10,000-€15,000, representing a tangible return on investment.
- Hypothesis: While the B3 BER is respectable, the substantial difference in estimated energy costs between a B3 and an A-rated property (potentially €500-€1,000 annually) indicates a missed opportunity for significant long-term savings and enhanced market appeal, suggesting that targeted energy upgrades could yield a swift and measurable increase in the property's investment profile.
Amenities
Limited Local Transport: Tinahely is not directly served by major public transport routes like Dublin Bus, Luas, or DART, suggesting reliance on private transport for connectivity.
Details
- Rural Service Access: Access to essential services would likely involve travel to larger nearby towns, with no specific schools, healthcare facilities, or major shopping centres listed within immediate proximity.
- Walkability Challenges: As a rural village, walkability may be limited to local amenities, with no specified parks or extensive pedestrian networks highlighted in the data.
- Hypothesis: The lack of direct public transport links and limited specific local amenities in Tinahely suggests that the property's value is more closely tied to its rural charm and potential for a quieter lifestyle rather than commuter convenience or access to urban-centric services, a factor that buyers seeking this type of environment would highly value, potentially influencing future demand dynamics in smaller Wicklow villages.
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.