6 Ballycrone Manor, Kilcoole, Co Wicklow, A63 AT25
40 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
At the Upper End of Local Sales
At €465,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
40 closed sales nearby · 16mo 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 €465,000, 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 €23,250 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.
These signals interact — full analysis in report.
€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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €465,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 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 is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 10.5% 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
40
Transactions Analysed
Within 3.0km
16 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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Ballycrone Manor, Kilcoole, Wicklow, Wicklow | 2024-04-24 | 72m² | |
| 15 Ballycrone Manor, Kilcoole, Wicklow, Wicklow | 2024-12-05 | 97m² |
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.
Details
- 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.
Details
- 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 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.