4 Ivy Mews, Cromwellsfort, Mulgannon, Wexford Town, Y35 FR73
16 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 102m² · Duplex
Market Position
Below Typical Sale Prices
At €225,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
16 closed sales nearby · 7mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
16
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Cromwellsfort Grove, Wexford, Wexford | 2025-12-09 | 62m² | |
| 4 Ivy Mews, Cromwellsfort Grove, Mulgannon, Wexford | 2025-12-18 | 101.7m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this property offers significant energy cost savings, estimated at €800-€1,200 annually compared to a D-rated property of similar size, which would likely cost €1,800-€2,200 to heat.
Size and Configuration: The 102m² size with 3 bedrooms and 2 bathrooms aligns well with the median market offerings within a 10km radius (3 beds, 2 baths), indicating a well-configured property for typical family needs.
Value Optimization: Minor upgrades to achieve an A3 BER rating, costing approximately €4,000-€6,000, could potentially increase the property's market value by €7,000-€10,000, representing a sound investment for long-term appeal and efficiency.
Hypothesis: The B3 BER rating, while good, represents a prime opportunity for value enhancement; targeting an A-rated BER through strategic insulation and heating upgrades could not only yield annual savings of €1,000-€1,400 but also position the property to capture a premium of up to 8-10% over comparable B-rated homes in a market increasingly valuing sustainability.
Amenities
Connectivity Hub: Proximity to Wexford Bus Station (within 2km) with routes like 370, 376, and national services provides excellent regional connectivity, complemented by potential local bus services within a 1km radius.
Local Essentials: Within a 2km radius, residents have access to multiple shopping options including Tesco and Dunnes Stores, alongside educational facilities like St. Joseph's Primary School and Presentation Secondary School.
Walkable Lifestyle: The area offers a pleasant walking experience with nearby amenities including the Selskar Abbey grounds and the Wexford Quay, fostering a sense of local community and accessibility to daily needs.
Hypothesis: The strong public transport links and proximity to essential services within a 2km radius, coupled with Wexford Town's historical charm and developing urban fringe, suggest an increasing desirability for this location, potentially driving a property value increase of 5-7% over the next 18-24 months as commuter-friendly and amenity-rich areas gain traction.
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.