41 Carrig Glen, Blessington, Blessington, Co. Wicklow, W91 P6R9
28 homes sold nearby. See what they went for — and what to bid on this one.
€346,000 · 3 Bed · 1 Bath · 81m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €346,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 5.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 closed sales nearby · 5mo 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 €346,000, 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 €17,300 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €346,000, 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.
€17,300
That's what overbidding by just 5% on a €346,000 home costs you — before interest.
A €19 check before a €346,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €346,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
28 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the size-adjusted median. 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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 8.5% year-on-year, based on the trailing 24-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
Transactions Analysed
Within 3.0km
5 months
Data Freshness
Most recent sale age
±18%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Carrig Glen, Blessington, Wicklow, Wicklow | 2025-11-10 | 81m² | |
| 29 Rockypool Crescent, Blessington, Wicklow, Wicklow | 2024-10-01 | 104m² |
Transactions within a 3.0km radius and 24-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 Opportunity: With a D1 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially adding €15,000-€20,000 to the property's value, turning a cost into a profitable investment.
Details
- Savings Potential: The current D1 BER rating results in estimated annual energy costs of €1,800-€2,200, which could be reduced to €800-€1,200 with a B-rated upgrade, saving homeowners €1,000-€1,400 per year.
- Right Sized Home: At 81m² with 3 bedrooms, this end-of-terrace house aligns well with the median 3-bedroom configuration observed across all sale transactions within a 100km radius.
- Hypothesis: The property's current single bathroom configuration, while common in its immediate 5km vicinity, represents a key area for potential value addition; a second bathroom could significantly enhance its appeal and market value, bringing it in line with the 2-3 bathroom median of the wider 10-20km market, thereby attracting a broader buyer pool willing to pay a premium.
Amenities
Commuter Accessibility: While Blessington lacks direct train or Luas connections, the property benefits from direct access to Dublin City Centre via Bus Éireann Route 65 from Blessington village, ensuring reliable public transport for commuters.
Details
- Vibrant Local Life: Enjoy a rich array of local amenities including SuperValu Blessington and Aldi for shopping, along with leisure options like Blessington Lakes and Shoreline Leisure Centre Blessington, all within a 2km radius.
- Family-Centric Location: Excellent educational and healthcare access, with St. Mary's National School and Blessington Community College within 1.5km, complemented by Blessington Medical Centre and local pharmacies ensuring essential services are close by.
- Hypothesis: As remote working trends continue, Blessington's unique blend of tranquil lakeside living, specific local amenities, and direct bus connectivity to Dublin positions it as an increasingly attractive option for families and commuters seeking a balanced lifestyle outside of urban density, potentially driving sustained demand for well-located properties like this one.
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.