Athdown - Residence and Yard on c. 4.65 Acres, Manor Kilbride, Blessington, Co. Wicklow, W91 D284
5 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 3 Bed · 3 Bath · 194m² · Detached
Market Position
At the Upper End of Local Sales
At €895,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
5 closed sales nearby · 24mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €895,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 18% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€895,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
24 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Athdown, Manor Kilbride, Blessington, Wicklow | 2025-12-10 | 194m² | |
| Glendale, The Banks, Manor Kilbride, Wicklow | 2023-11-15 | 114m² |
Transactions within a 5.0km radius and 36-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
Strong Energy Efficiency: With a B3 BER rating, this 194m² detached property offers excellent energy efficiency, potentially saving annual energy costs by €1,000-€1,400 compared to a typical D-rated home of similar size, which might incur €1,800-€2,200 annually.
Details
- Expansive Living Space: This property provides a substantial 194m² of living space, categorised as 'Very Large', offering generous room sizes and ample flexibility for its 3-bedroom, 3-bathroom configuration.
- Acreage for Lifestyle: The inclusion of c. 4.65 acres significantly enhances this property's appeal, providing substantial private outdoor space for gardening, equestrian pursuits, or potential future development (subject to planning permission).
- Hypothesis: The combination of a strong B3 BER rating with a generous 194m² of living space and c. 4.65 acres positions this property as a highly desirable, future-proofed asset, particularly for buyers prioritising energy efficiency and expansive private outdoor living in a rural setting.
Amenities
Car-Dependent Connectivity: Due to its rural setting in Manor Kilbride, the property relies heavily on private transport, with the nearest public transport access likely being Bus Éireann Route 65 (to Dublin/Ballymore Eustace) from Blessington town, approximately 6-8km away.
Details
- Blessington Town Services: Essential amenities are concentrated in Blessington town (approx. 6-8km away), including educational facilities like Blessington Community College and St. Mary's National School, shopping at Dunnes Stores and SuperValu, and healthcare at Blessington Medical Centre.
- Rural Lifestyle Appeal: The property's location offers immediate access to the natural beauty of the Blessington Lakes and the Blessington Greenway, providing extensive opportunities for outdoor recreation, cycling, and walking, directly leveraging its scenic rural environment.
- Hypothesis: The property’s appeal lies in its profound connection to nature and rural tranquility rather than urban convenience, attracting buyers who value expansive outdoor living, scenic views, and a quieter lifestyle, despite the necessity of private transport for daily amenities.
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.