45 the headlands, putland road, bray, co. wickow, bray, co. wicklow, a98 d793
16 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · 110m² · Duplex
Market Position
Below Typical Sale Prices
At €475,000, 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 · 10mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median, 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
10 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 The Headlands, Putland Rd, Wicklow, Wicklow | 2025-11-19 | 110m² | |
| 18 Mountain View, The Headlands, Putland Rd Bray, Wicklow | 2025-07-01 | 65m² |
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 Efficient: With a C1 BER rating, this duplex offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, potentially saving €600-€1,000 annually compared to D-rated properties of similar size.
Details
- Optimal Size and Layout: At 110m² with 3 bedrooms and 2 bathrooms, this duplex aligns perfectly with the average property size (113m²) and median configurations (3 beds, 2 baths) of homes sold in the 3km radius, enhancing its appeal.
- Desirable Property Type: As a duplex, this property belongs to the most sought-after category, with houses (including duplexes) comprising 89% of sales within the 3km radius over the past 180 days, enhancing its market appeal.
- Hypothesis: While a C1 BER is strong, future market trends and evolving energy efficiency standards suggest that properties with B or A ratings will increasingly command a premium, making a modest upgrade to B2 a strategic future investment to maximize value.
Amenities
Excellent Commuter Links: Located approximately 2.5km from Bray DART Station, providing direct rail access to Dublin City Centre, and served by Dublin Bus routes including 145, 84, and 84A offering extensive local and city connections.
Details
- Vibrant Lifestyle Hub: Enjoy immediate access to the scenic Bray Head Cliff Walk and Bray Seafront Promenade for recreation, alongside diverse dining options like Platform Pizza and Ocean Bar & Grill, enhancing local quality of life.
- Family-Friendly Locale: Within proximity to reputable schools such as Loreto Secondary School and St. Cronan's BNS, along with essential services like SuperValu and the Bray Primary Care Centre, ensuring convenience for families.
- Hypothesis: Continued investment in Bray's public realm, especially around the DART station and seafront, is poised to further enhance its appeal as a commuter town with improving recreational and retail offerings, potentially boosting property values.
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.