88 Rosehill, Wicklow Town, Co Wicklow, A67 P920
19 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 1.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 10mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 19 verified local sales · High confidence
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Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.3% 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
19
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Rose Hill, Wicklow Town, Wicklow, Wicklow | 2024-11-29 | 121.7m² | |
| 3 Rose Hill Close, Rose Hill, Ballynerrin, Wicklow | 2025-04-03 | 124m² |
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
C2 BER Impact: The C2 BER rating suggests potential for energy efficiency upgrades; improving to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while lowering annual energy costs compared to lower-rated homes.
Size Efficiency: With 120m² of living space across 4 bedrooms and 2 bathrooms, the property offers a reasonable size for families, with a space per bedroom of 30m², which is generally competitive for its type and location.
Value Optimization: While the current BER is C2, strategic investments in insulation and heating could improve its rating, potentially recouping costs through increased market appeal and energy savings, offering a tangible return on investment for the homeowner.
Hypothesis: Given the C2 BER rating, the cost to upgrade to a B-rated equivalent would be in the range of €8,000-€12,000, potentially unlocking a capital uplift of €15,000-€20,000, making it a financially prudent investment in the context of rising energy costs and environmental considerations.
Amenities
Transport Connectivity: While specific routes are not detailed, Wicklow Town is served by multiple Local Link bus services and Bus Éireann routes connecting to Dublin, and has a train station on the Dublin Area Rapid Transit (DART) extension providing direct access to the city.
Local Lifestyle Hub: The area boasts amenities such as Wicklow Gaol, Wicklow Historic & Steam Railway, a range of restaurants like The Hungry Monk, and numerous parks including Wicklow Mountains National Park for outdoor activities.
Family & Healthcare Access: Proximity to schools like St. Patrick's National School and Wicklow Educate Together National School, alongside healthcare facilities such as St. Colmcille's Hospital and local pharmacies, caters well to family needs.
Hypothesis: The presence of a DART station in Wicklow Town, although not explicitly detailed in the provided data for this specific address, suggests a potential for increased commuter appeal and property value appreciation, as direct rail links to urban centers are a significant driver of demand in Irish property markets.
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.