Apartment 7, Southpoint, Main Street, Bray, Co. Wicklow, A98 C9P0
25 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 1 Bed · 1 Bath · 52m² · Apartment
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 25 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
25 closed sales nearby · 12mo 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 €320,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 8.1% 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
25
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±16%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 King Edward Court, King Edward Lawn, Bray, Wicklow | 2025-05-28 | 75m² | |
| Apt 3 Parknasilla, Vevay Road, Bray, Wicklow | 2025-05-26 | 58m² |
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
Good BER Advantage: With a B3 BER rating, this apartment is likely to have significantly lower annual energy costs, potentially saving €1,000-€1,500 per year compared to D-rated properties of similar size in the area.
Compact Efficiency: At 52m², this 1-bed, 1-bath apartment offers an efficient use of space, fitting the 'Studio/1 Bed' bed category, which is common for city living.
Upgrade Opportunity: While B3 is good, a targeted investment of €5,000-€8,000 in insulation and heating controls could potentially lift the BER to B1 or A-rated, enhancing long-term value by an estimated €10,000-€15,000.
Hypothesis: The B3 BER rating indicates a baseline of energy efficiency, but the market's increasing demand for top-tier energy performance suggests that minor, strategic upgrades could create a significant competitive advantage and command a further price premium in this specific apartment segment.
Amenities
Transport Hub Proximity: The property is well-connected, with Bray Train Station (serving DART and national rail services) approximately 1.5km away, and Dublin Bus routes 184 and 185 serving Main Street Bray.
Local Retail Access: Situated on Main Street, Bray, residents have immediate access to numerous shops, including Tesco, Lidl, and various independent retailers, with the Bray Bowl Entertainment Centre nearby.
Coastal Lifestyle: Being located in Bray offers excellent walkability to the promenade, Bray Head, and the cliff walk, providing significant lifestyle amenities and green space opportunities.
Hypothesis: The unique combination of direct access to urban amenities on Main Street, coupled with proximity to significant natural attractions like Bray Promenade and Bray Head, positions this apartment as a desirable lifestyle choice that could see sustained value appreciation driven by its recreational and natural appeal, potentially outperforming properties solely reliant on commuter links.
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.