5 Church Avenue, Eden Gate, Delgany, Co. Wicklow, A63 H270
9 homes sold nearby. See what they went for — and what to bid on this one.
€565,000 · 3 Bed · 3 Bath · 120m² · House
Market Position
Below Typical Sale Prices
At €565,000, 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.
9 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 €565,000, 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 €28,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €565,000, 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.
€28,250
That's what overbidding by just 5% on a €565,000 home costs you — before interest.
A €19 check before a €565,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
9
Transactions Analysed
Within 3.0km
7 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 238 Charlesland Court, The Glen, Greystones, Wicklow | 2025-07-31 | 132m² | |
| 6 Glenheron Grove, Glenheron, Greystones, Wicklow | 2025-10-09 | 96m² |
Transactions within a 3.0km 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
Good BER Value: A B3 BER rating suggests the property has reasonable energy efficiency, likely incurring annual energy costs of approximately €1,500-€2,000, compared to €2,200-€2,800 for a D-rated property of similar size.
Optimal Size Configuration: At 120m² with 3 bedrooms and 3 bathrooms, the property offers a well-balanced size and configuration that is likely in demand within the local housing market.
Value Optimization Potential: While the B3 BER is good, upgrading to a B1 or A-rated BER could further enhance value. An investment of €6,000-€9,000 in insulation and heating upgrades could potentially increase property value by €10,000-€15,000 and reduce annual energy costs by €300-€500.
Hypothesis: The B3 BER rating, while good, suggests that there is still a tangible opportunity for capital appreciation through targeted energy efficiency upgrades, potentially outperforming properties with already high A-rated BERs due to the lower upfront investment required for significant marginal gains.
Amenities
Commuter Connectivity: While specific routes aren't listed, Delgany's general location implies access to N11/M50 routes for Dublin city access, with a typical commute time of 30-45 minutes during peak hours for a €10-€15 daily transport cost.
Local Lifestyle Hub: The area benefits from proximity to Greystones town centre, offering specific retail options like Donnybrook Fair, SuperValu, and a variety of cafes such as The Happy Pear, along with lifestyle amenities like parks such as Burnaby Park.
Family-Focused Environment: Delgany and its surrounds are well-served by educational institutions like St. Laurence's National School and Temple Carrig School, with a good range of family-friendly amenities and green spaces.
Hypothesis: The Eden Gate development's strategic positioning in Delgany, while not directly on a Luas or DART line, likely leverages private transport and feeder bus services to connect residents to key transport hubs like Bray DART station, creating a suburban appeal focused on quality of life with reasonable, albeit not direct, access to urban employment centres.
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.