7 ballygahan lower, avoca, co. wicklow, y14 ft93
6 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €300,000, 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.
6 closed sales nearby · 16mo recency · Low 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
6
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| 7 Ballygahan Lower, Bellmount, Avoca, Wicklow | 2025-12-15 | — | |
| The Old Stables, Ballygahan Lower, Avoca, Wicklow | 2024-08-27 | 119.3m² |
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
Exceptional Energy Efficiency: With a B3 BER rating, this detached property's estimated annual energy costs are significantly lower at €800-€1,200, representing annual savings of €1,000-€1,400 compared to average D-rated properties of similar size which typically incur €1,800-€2,200.
Details
- Spacious Layout for its Class: At 120m², this 2-bedroom property is categorized as 'Large', offering substantial living space compared to the median 3-bedroom properties in the 10km and 20km radii.
- Configuration Potential: The generous 120m² footprint for a 2-bedroom layout suggests potential for reconfiguring the internal space to add a third bedroom, potentially enhancing its market value by aligning it more closely with the 3-bed median prevalent in the 10km radius.
- Hypothesis: The large 120m² footprint with only 2 bedrooms, despite a strong B3 BER, indicates an opportunity for a buyer to easily add a third bedroom, boosting both its functional appeal and market value, particularly as the median property in the 10km radius is a 3-bedroom, suggesting higher demand for that configuration.
Amenities
Essential Local Connectivity: Public transport in Avoca primarily includes Bus Éireann Route 133, providing connections to Arklow, Wicklow Town, and Dublin, while the nearest commuter train services are accessible from Rathdrum or Arklow, both approximately a 15-20 minute drive from Ballygahan Lower.
Details
- Comprehensive Local Services: Avoca offers immediate access to key amenities such as Avoca Medical Centre and Avoca Pharmacy for healthcare needs, Avoca National School for primary education, and local shops like Avoca Handweavers for retail, complemented by larger supermarkets (Dunnes Stores, Tesco) within a 15-minute drive in Arklow.
- Vibrant Lifestyle & Nature Access: Residents benefit from a tranquil, rural lifestyle with access to renowned natural attractions like the 'Meeting of the Waters' and extensive walking trails at Avondale Forest Park, offering diverse outdoor and recreational pursuits nearby.
- Hypothesis: The property's location, while requiring car dependency for broader commuting due to limited public transport, leverages Avoca's strong community infrastructure, direct access to nature, and local services to attract buyers prioritizing a serene, family-oriented lifestyle over urban bustle, thereby sustaining demand despite a softer local market.
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.