8 Herbert Rise, Herbert Road, Bray, Co. Wicklow, A98 Y5Y6
23 homes sold nearby. See what they went for — and what to bid on this one.
€820,000 · 3 Bed · 3 Bath · 150m² · Detached
Market Position
Priced Within Local Sold Range
At €820,000, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 closed sales nearby · 13mo 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 €820,000, 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 €41,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €820,000, 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.
€41,000
That's what overbidding by just 5% on a €820,000 home costs you — before interest.
A €19 check before a €820,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €820,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±15%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Airmont, Herbert Rd, Bray, Wicklow | 2025-10-10 | 144m² | |
| Glenlucan Lodge, Glenlucan Court, Bray, Wicklow | 2025-06-11 | 226m² |
Transactions within a 1.5km 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
Energy Efficiency Advantage: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, a substantial saving compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Generous Proportions: The 150m² size of this detached house is considerably larger than the average property size of 113m² within a 3km radius, offering superior living space compared to local alternatives.
- Value Optimization Potential: Given the high BER A2 rating, focusing on aesthetic and functional upgrades rather than energy efficiency would be the optimal value enhancement strategy, as further energy improvements yield diminishing returns at this level.
- Hypothesis: The property's excellent A2 BER rating, coupled with its detached nature and 3 bedrooms/3 bathrooms configuration, aligns perfectly with the high-end market segment indicated by the average asking price of €736,983.75 within a 5km radius over the last 180 days, suggesting that this property is well-positioned for premium buyers.
Amenities
Connectivity Hub: This location is served by Dublin Bus routes 45A and 184, with Bray DART station (1.2km) providing direct access to Dublin city centre within approximately 40 minutes.
Details
- Local Educational Cluster: Proximity to St. Thomas' National School (800m) and Presentation College Bray (1.1km) offers convenient access to established educational facilities for families.
- Retail and Leisure Access: The property is within walking distance of Bray's main street, featuring a range of local shops, supermarkets like Lidl (900m), and vibrant cafes such as The Martello.
- Hypothesis: The combination of excellent public transport links via Bray DART, coupled with the significant development and regeneration plans for the Bray seafront area, is likely to drive increased footfall and amenity value, further enhancing property desirability and potentially increasing property values by 5-10% in the medium term.
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.