5 La Touche Close, Greystones, Co. Wicklow, A63 PX90
11 homes sold nearby. See what they went for — and what to bid on this one.
€1,195,000 · 1 Bed · 3 Bath · 185m² · Detached
Market Position
At the Upper End of Local Sales
At €1,195,000, 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.
11 closed sales nearby · 12mo 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 €1,195,000, 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 €59,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,195,000, 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.
€59,750
That's what overbidding by just 5% on a €1,195,000 home costs you — before interest.
A €15 check before a €1,195,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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 · 119% 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
€1,195,000
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
11
Transactions Analysed
Within 3.0km
12 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Burnaby Manor, Greystones, Co Wicklow, Wicklow | 2025-08-29 | 87m² | |
| Farfield, New Rd, Greystones, Wicklow | 2025-02-19 | 153.8m² |
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
BER Efficiency: The B3 BER rating indicates a reasonably efficient property, suggesting annual energy costs of approximately €1,400 - €1,800, compared to €2,200 - €2,800 for a typical D-rated property of this size.
Space Configuration: A detached property of 185m² with only one bedroom is unusually configured for the Irish market; this might represent an opportunity to reconfigure or extend, potentially adding significant value if converted to multiple bedrooms, although the current layout may appeal to a very specific buyer.
Value Optimization: While the BER is good, focusing on minor upgrades to reach a B2 rating could cost €3,000-€5,000 and might yield a modest increase in property value of €5,000-€7,000, offering a small but tangible return.
Hypothesis: The significant investment in bathrooms (three) relative to the single bedroom suggests a property designed for entertaining guests or a specific luxury use case, which may command a premium from a niche buyer but could deter families seeking multiple bedrooms, thereby limiting its broad market appeal and future resale value potential.
Amenities
Transport Connectivity: Greystones is served by the DART line at Greystones station, providing direct rail access to Dublin city centre, and multiple Dublin Bus routes, including the 184 and 84, enhancing commuter convenience.
Lifestyle Hub: The area boasts a vibrant community with amenities such as the popular restaurants like The Happy Pear, cafes like Butler's, and retail options including SuperValu and Donnybrook Fair, all within easy reach.
Family & Leisure Focus: Residents benefit from access to numerous parks and green spaces, including Charlesland Park and Kilcoole Beach, alongside sporting facilities and childcare options like Little Learners Childcare, making it a highly desirable location for families.
Hypothesis: The strong appeal of Greystones as a lifestyle and commuter town, evidenced by its DART connectivity and array of family-friendly amenities, suggests that while this specific property is currently overpriced, its underlying location fundamentals support sustained or increasing demand for well-presented properties, especially those with potential for modernisation or expansion.
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.