6 Ballycrone Manor, Kilcoole, Co Wicklow, A63 AT25
29 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 2 Bed · 2 Bath · 73m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €465,000, this home is priced within the typical range of 29 recent closed sales nearby. There's room to negotiate — seller leverage is 5.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
29 closed sales nearby · 15mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €465,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 29 verified local sales · High confidence
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Price Distribution Analysis
29 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 above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 11.5% 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
29
Transactions Analysed
Within 3.0km
15 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Ballycrone Manor, Kilcoole, Wicklow, Wicklow | 2024-12-05 | 97m² | |
| 36 Ternlee, Cooldross Lane, Kilcoole, Wicklow | 2025-06-16 | 109m² |
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
A2 BER Energy Savings: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, representing a saving of €1,000-€1,400 annually compared to a typical D-rated property of similar size.
Compact but Efficient Layout: Measuring 73m², this 2-bedroom, 2-bathroom end-of-terrace property offers a good space utilization for its size, aligning with the median of 2 bathrooms and 3 bedrooms found within 100km.
Value Optimization Opportunity: While the A2 BER is excellent, a potential €8,000-€12,000 investment in further insulation or heating system upgrades could potentially enhance its value by €15,000-€20,000, especially if comparable properties in the immediate vicinity also boast A-ratings.
Hypothesis: The A2 BER rating suggests this property is already well-positioned, but the 100km_180d_ber_unknown_pct of 100.0 implies a significant portion of the market data lacks this crucial detail. This creates an opportunity for properties with documented high BERs to command a premium, potentially further increasing its market appeal beyond current estimations if local buyers increasingly prioritize energy efficiency.
Amenities
Commuter Connectivity: Kilcoole is served by the 184 Dublin Bus route, connecting residents to Greystones and further to Dublin via the Dart at Greystones station (approx. 6km away), offering a feasible commute.
Local Services Access: Within a short drive, residents have access to shops and services in Kilcoole village, including supermarkets like Dunnes Stores and Lidl in nearby towns such as Wicklow town.
Educational Facilities Nearby: The property is within reasonable proximity to local primary schools such as St. Brigid's National School in Kilcoole and secondary schools in Greystones and Bray.
Hypothesis: The absence of direct DART or Luas access within Kilcoole, coupled with reliance on bus route 184 and a 6km connection to the DART at Greystones, suggests that while commuter links exist, the journey into central Dublin might be time-consuming, potentially limiting its appeal to those prioritizing direct public transport to the city centre and thus creating a niche market for those valuing coastal living and a slightly more removed lifestyle.
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.