Ballygarry, Kilmartin, Ashford, Co. Wicklow, A67 RK77
10 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 3 Bed · 2 Bath · 131m² · Detached
Market Position
Below Typical Sale Prices
At €550,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 16mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
16 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Foresthill Cottage, Kiltimon, Newcastle, Wicklow | 2024-12-16 | 101m² | |
| Ballydavid House, Timore, Newcastle, Wicklow | 2024-07-29 | 398m² |
Transactions within a 3.0km radius and 24-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 Rating Impact: The F BER rating suggests significant potential for energy efficiency upgrades; an investment of €10,000-€15,000 to reach a C rating could increase the property's value by €20,000-€25,000.
Size Efficiency: At 131.0m², this 3-bedroom, 2-bathroom detached house is a standard size, but its value is currently undermined by the poor BER rating.
Value Optimization: Upgrading the F BER rating could be a strategic investment, potentially reducing annual energy costs by €1,500-€2,000 compared to a similar G-rated property, and improving market appeal.
Hypothesis: Given the F BER rating, the actual market value of this property is likely depressed by approximately €25,000-€40,000 compared to similar properties with a C or B rating in the local area (using 3km data where median price per sqm is €5,196), meaning a €15,000 investment in insulation and heating could unlock significant capital appreciation.
Amenities
Transport Connectivity: While located outside Dublin, specific local public transport links for Ballygarry, Kilmartin, Ashford, Co. Wicklow, A67RK77 are not detailed in the provided data, impacting commuter appeal.
Local Facilities: Specific educational facilities like Educate Together National School Ashford or Coláiste Chill Mhantáin, healthcare access to Glendalough Medical Centre, and shopping at Ashford village centre are typical for this type of rural location but not explicitly quantified.
Walkability & Green Space: The rural setting implies potential for walking routes and access to natural amenities like the nearby Wicklow Mountains National Park, enhancing lifestyle factors.
Hypothesis: The 'outside Dublin' classification suggests a reliance on private transport, but a detailed analysis of specific local bus routes (e.g., Bus Éireann routes serving Ashford) and proximity to the nearest train station (e.g., Rathdrum) could reveal a hidden connectivity premium or discount, significantly impacting its suitability for commuters and thus its valuation relative to more accessible rural properties.
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.