32 Liam Mellows Avenue, Arklow, Co. Wicklow, Y14 CK81
26 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 1 Bath · 89m² · Terrace
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 26 recent closed sales nearby. There's room to negotiate — seller leverage is 1.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
26 closed sales nearby · 12mo 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 €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 26 verified local sales · High confidence
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Price Distribution Analysis
26 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±14%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Pearse Terrace, Arklow, Wicklow, Wicklow | 2025-04-11 | 70.5m² | |
| 22 Summerfield, Arklow, Wicklow, Wicklow | 2025-08-19 | 98.1m² |
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 Uncertainty: The BER rating is PENDING, which creates uncertainty for buyers regarding potential future energy costs and the need for immediate upgrades; a D-rated property would typically have annual energy costs of €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size.
Space Efficiency: At 89m² with 3 bedrooms and 1 bathroom, the property offers a standard living space configuration for its size, which aligns with typical market expectations for terrace houses of this era.
Value Optimization Opportunity: While specific condition details are unavailable, upgrading a terrace house from a potential D-rated BER to a B2 could cost approximately €8,000-€12,000, potentially increasing its market value by €15,000-€20,000.
Hypothesis: Given the property's age and typical construction for its type, a PENDING BER rating likely signifies a rating of C or lower; investing in insulation and heating upgrades would not only reduce ongoing utility expenses but also significantly enhance the property's appeal and saleability in the current market.
Amenities
Transport Links: Arklow is served by Bus Éireann routes such as the 133 to Dublin, providing direct connectivity to the capital.
Local Education: The area benefits from St. Mary's College Arklow, a secondary school located within the town, and several primary schools within close proximity.
Retail & Services: Residents have access to the Bridgewater Shopping Centre, offering a variety of retail outlets, and numerous local shops and supermarkets in Arklow town centre.
Hypothesis: While direct train access is not listed, the prominence of Bus Éireann route 133, coupled with the proximity of a large shopping centre and multiple schools within Arklow town, positions this property favourably for families and commuters seeking a balance of convenience and community amenities.
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.