49 Keatingstown, Wicklow, Wicklow Town, Co. Wicklow, A67 C521
6 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 5 Bed · 4 Bath · 226m² · Bungalow
Market Position
At the Upper End of Local Sales
At €850,000, 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.
6 closed sales nearby · 7mo recency · Moderate 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 €850,000, 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 €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 69% 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
€850,000
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 · Moderate
6
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Glendasan Heights, Harbour View, Wicklow, Wicklow | 2025-10-10 | 109m² | |
| 1 Glendasan Heights, Harbour View, Wicklow Town, Wicklow | 2025-09-10 | — |
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
B3 BER Energy Efficiency: With a B3 BER rating, this property is expected to have annual energy costs of approximately €1,200-€1,800, compared to €2,000-€2,800 for comparable D-rated properties in the area, offering annual savings of €800-€1,000.
Generous Living Space: At 226.0m², this 5-bedroom, 4-bathroom bungalow offers ample space, which is significantly larger than the typical property size observed in the immediate 1km radius where the median sale price per sqm was €4,000.
Value Optimization: While the B3 BER is good, targeted improvements to achieve a B1 or A-rating (estimated €7,000-€10,000 investment) could further enhance its market appeal and potentially add €12,000-€18,000 in value, while reducing annual energy costs by an additional €300-€500.
Hypothesis: The substantial size of this bungalow (226.0m²) combined with a B3 BER rating suggests it's an older property that has undergone significant renovations or extensions. The future value appreciation potential likely lies in further optimizing its energy efficiency and modernizing its finishes to align with contemporary buyer preferences, aiming to close the gap with newer, higher-BER properties if available in the wider market.
Amenities
Transport Connectivity: While described as 'Outside Dublin', specific public transport routes like Dublin Bus routes are not provided, and proximity to train stations or Luas/DART stops serving the A67C521 postcode is not detailed, impacting commuter convenience.
Local Services Access: Information on specific educational facilities (schools, colleges), healthcare access (hospitals, clinics), and shopping centres (supermarkets, retail outlets) serving 49 Keatingstown is not detailed, making it difficult to assess daily convenience.
Lifestyle and Family Amenities: Specific restaurants, cafes, parks, gyms, childcare facilities, and family services within the immediate vicinity of Wicklow Town are not listed, hindering an evaluation of its lifestyle appeal and family-friendliness.
Hypothesis: The lack of specific amenity data for the A67C521 postcode suggests that this property, located outside a major urban hub, may rely heavily on private transportation. Future development or government investment in public transport links and local amenities such as a dedicated community centre or additional retail units would significantly enhance property values and buyer appeal in this 'Outside Dublin' location.
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.