31 Glen Richards Cove, Poulshone, Gorey, Co. Wexford, Y25 F860
13 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 3 Bed · 2 Bath · 102m² · Detached
Market Position
Priced Above Local Sales
At €320,000, 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.
13 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 · High
13
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±12%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Glen Richards Cove, Poulshone, Courtown, Wexford | 2025-12-09 | 93m² | |
| 12 Glenbay, Poulshone, Gorey, Wexford | 2025-07-31 | 98m² |
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 Ambiguity: The BER rating is pending, making it impossible to assess energy efficiency or potential upgrade costs/savings without further information.
Size Efficiency: At 102m², the property offers a comfortable living space, aligning well with the 3-bedroom, 2-bathroom configuration for family living.
Value Optimization Potential: As the BER is pending, there's an opportunity to investigate and potentially improve energy efficiency to enhance long-term value and reduce running costs once the rating is confirmed.
Hypothesis: Given the BER is pending, a proactive buyer could commission an immediate energy audit and implement cost-effective upgrades, potentially moving from an expected D-rating to a C or B-rating for an estimated €7,000-€11,000 investment, thereby unlocking an estimated €10,000-€16,000 in immediate value uplift and annual savings of €500-€900.
Amenities
Coastal Location Appeal: Situated in Poulshone, Gorey, Co. Wexford, the property benefits from a desirable coastal setting, which is a significant lifestyle amenity.
Local Retail Access: While specific supermarkets are not listed, Gorey town centre (a short drive away) offers extensive retail options including major supermarkets like Tesco and Dunnes Stores.
Educational Proximity: Gorey town provides a range of educational facilities including primary schools like Gorey Central School and secondary schools such as Gorey Community School.
Hypothesis: The lack of direct public transport routes listed (bus, train, Luas, DART) suggests that car dependency is high for this location, meaning that improved local infrastructure or the introduction of a regular local bus service connecting Poulshone to Gorey town could significantly boost property value and buyer appeal.
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.