31 Ard Álainn, New Ross, New Ross, Co. Wexford, Y34 YW18
7 homes sold nearby. See what they went for — and what to bid on this one.
€349,000 · 3 Bed · 2 Bath · 143m² · Detached
Market Position
At the Upper End of Local Sales
At €349,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
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 €349,000, 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 €17,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,000, 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.
€17,450
That's what overbidding by just 5% on a €349,000 home costs you — before interest.
A €19 check before a €349,000 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
Price Distribution Analysis
7 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
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 |
|---|---|---|---|
| 1 Michael St, New Ross, Wexford, Wexford | 2025-01-30 | 100m² | |
| Victoria Place, New Ross, Wexford, Wexford | 2025-08-11 | 170m² |
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 Rating Impact: A C1 BER rating suggests moderate energy efficiency; however, upgrading to a B2 rating could cost approximately €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, offering a tangible return on investment.
Size and Space: At 143m², this 3-bedroom, 2-bathroom detached property offers ample living space, which is generally well-aligned with family needs and could command a premium in areas with high demand for larger homes.
Potential Value Optimization: While the C1 BER is adequate, focusing on insulation and heating upgrades could reduce annual energy costs by an estimated €400-€700 compared to D-rated properties of similar size, making it more attractive to energy-conscious buyers.
Hypothesis: The C1 BER rating may be a limiting factor for achieving the highest market valuations; targeted investment in improving insulation and potentially updating the heating system could unlock an additional 5-7% of the property's market value, especially if comparable sold properties in the area possess higher BER ratings.
Amenities
Transport Connectivity: While specific routes for New Ross are not detailed in the provided data, the 'Outside Dublin' classification suggests reliance on local bus services and potential longer commutes to major transport hubs, impacting accessibility for non-drivers.
Local Services Availability: The area is likely to offer essential services like pharmacies and local shops, but detailed information on specific healthcare facilities, educational institutions (schools/colleges), and retail centers within a convenient radius is not provided.
Walkability and Green Space: Without specific walking routes or named parks, assessing the walkability and access to lifestyle amenities like cafes, restaurants, or gyms is speculative, but typical for a town location, likely offering some local convenience.
Hypothesis: The appeal of 31 Ard Álainn is likely to be heavily influenced by its specific micro-location within New Ross, with its value proposition hinging on the proximity to essential amenities and the perceived quality of life in the immediate neighbourhood rather than broad connectivity to larger urban centres.
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.