4 Tobar Bán, Wexford, Mulgannon, Co. Wexford, Y35 X2F3
44 homes sold nearby. See what they went for — and what to bid on this one.
€259,000 · 3 Bed · 1 Bath · 74m² · Semi-D
Market Position
At the Upper End of Local Sales
At €259,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
44 closed sales nearby · 9mo 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 €259,000, 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 €12,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €259,000, 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.
€12,950
That's what overbidding by just 5% on a €259,000 home costs you — before interest.
A €19 check before a €259,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €259,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
44 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 8.5% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 29% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€259,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
44
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Tobar Ban, Mulgannon, Wexford, Wexford | 2025-01-14 | 74m² | |
| 42 Pairc Cluain, Mulgannon, Wexford Town, Wexford | 2025-10-06 | 83m² |
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 Upgrade Opportunity: The D2 BER rating presents a significant opportunity for improvement. Upgrading to a B2 rating could cost an estimated €8,000-€12,000, but could potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Energy Cost Savings Potential: Improving the BER from D2 to a B-rating could reduce annual energy costs by an estimated €1,000-€1,400, based on typical costs of €1,800-€2,200 for a D-rated property of this size versus €800-€1,200 for a B-rated one.
- Size and Layout Consistency: The property's 74m² size with 3 bedrooms aligns with the typical 3-bedroom median for properties in the 5km area, offering a functional family layout, though it features only 1 bathroom which might be a consideration for some buyers.
- Hypothesis: Investing in energy efficiency upgrades and potentially modernizing the single bathroom or adding a second WC, common for 3-bed homes, could significantly enhance the property's appeal and market value, making it more competitive in the long term.
Amenities
Public Transport Connectivity: While specific routes are not detailed in the provided data, Mulgannon benefits from local bus services (e.g., Wexford Bus) connecting residents to Wexford town centre, typically within a 5-10 minute journey. Wexford O'Hanrahan Train Station, offering regional connections, is also accessible, likely within a 2-3km radius.
Details
- Essential Lifestyle Facilities: The property is situated within a reasonable distance of essential amenities. Supermarkets like Dunnes Stores or Tesco are typically within a 1-2km drive, providing convenient grocery shopping. Wexford General Hospital is also located within the broader town area, offering healthcare accessibility.
- Educational and Recreational Access: Mulgannon residents have access to various primary and secondary schools in Wexford town, such as Scoil Mhuire or St. Peter's College, generally located within a 2-3km radius. Nearby green spaces or playgrounds offer recreational opportunities for families.
- Hypothesis: Continued development and improvement of public transport infrastructure and local services in the Mulgannon area and Wexford town will further enhance the property's long-term desirability and value, particularly for families.
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.