Anam Cara, 1 Rocky Road, Wicklow Town, Co. Wicklow, A67 E523
35 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 3 Bed · 3 Bath · 128m² · Semi-D
Market Position
At the Upper End of Local Sales
At €545,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
35 closed sales nearby · 11mo 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 7.2% year-on-year, based on the trailing 18-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
35
Transactions Analysed
Within 1.5km
11 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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Rocky Rd, Wicklow, Co Wicklow, Wicklow | 2025-02-17 | 129m² | |
| 55 Marlton Park, Wicklow Town, Wicklow | 2025-12-17 | 94m² |
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
BER Upgrade Opportunity: The D2 BER rating presents a significant opportunity for value enhancement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000.
Details
- Size Efficiency: With 128m² across 3 bedrooms and 3 bathrooms, the property offers a comfortable 42.67m² per bedroom, aligning well with the median of 3 bedrooms and 2 bathrooms for properties within a 100km radius.
- Value Optimization Potential: While the property has 3 bathrooms, which is above the 100km median of 2 bathrooms, focusing on energy efficiency upgrades from the D2 BER rating will be key to optimising its market value and appeal.
- Hypothesis: Given the D2 BER rating, a strategic investment in a comprehensive energy efficiency upgrade, costing an estimated €8,000-€12,000, could not only recoup its cost through increased saleability but also position this 128m² semi-detached property to command a price closer to the €450,000-€460,000 median sale price seen within the 5km-10km radii, rather than its current asking of €545,000.
Amenities
Transport Connectivity: Wicklow Town is served by Local Link Wicklow bus services, and is accessible via the N11/M11 for commuters, offering reasonable connectivity to Dublin without direct DART or Luas access.
Details
- Local Lifestyle Hub: Amenities include the Mermaid Arts Centre, Wicklow Gaol, and several local restaurants and cafes along the main street, providing a good selection for residents.
- Green Spaces and Family Focus: The property is within reach of beaches like Murrough Beach and parks such as Wicklow Town Demesne, offering recreational opportunities for families.
- Hypothesis: The absence of direct DART or Luas lines to Wicklow Town, while offset by bus services and road access, creates a distinct commuter dynamic compared to areas closer to Dublin; this may lead to a more localised buyer pool and potentially slower price appreciation compared to highly connected commuter towns, with value heavily influenced by local infrastructure improvements and the allure of a coastal 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.