Birdhaven, Ballygillaroe, Redcross, Co. Wicklow, A67 X832
17 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 1 Bath · 140m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 0.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 25mo 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
17
Transactions Analysed
Within 5.0km
25 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Millbrook Court, Redcross, Wicklow, Wicklow | 2025-07-28 | 194.8m² | |
| Seaview, Oghill, Redcross, Wicklow | 2023-10-20 | 84.5m² |
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
BER Pending: The BER rating is pending, but assuming a typical rating for a property of this size and age, upgrades to achieve a B2 rating could cost €8,000-€12,000 and potentially increase value by €15,000-€20,000.
Spacious Living: At 140m² for a 4-bedroom detached house, the property offers a good balance of living space and bedrooms, with approximately 35m² per bedroom.
Value Optimization: With 1 bathroom for 4 bedrooms, there is a clear opportunity to add value by installing an additional bathroom, a common upgrade that typically yields a strong return on investment.
Hypothesis: The current 1-bathroom configuration for 4 bedrooms represents a significant opportunity for value uplift; investing €10,000-€15,000 in a second bathroom could increase the property's market appeal and potentially add €25,000-€35,000 to its value, making it more competitive with 2-bathroom properties.
Amenities
Limited Public Transport: As a property located outside Dublin, direct public transport links are scarce; specific bus routes serving Redcross are not detailed in the provided data, and there are no Luas, DART, or train stations within immediate proximity.
Local Services: Redcross village offers some local amenities, but detailed specific shops, schools, or healthcare facilities within easy reach are not provided in the raw data.
Rural Lifestyle: The location in Ballygillaroe, Redcross, suggests a rural setting with potential access to walking routes and green spaces typical of Co. Wicklow, but specific parks or walking trails are not detailed.
Hypothesis: The lack of specific public transport routes and nearby amenities in the provided data suggests that the property's value is heavily influenced by its rural tranquility; future development in the Redcross area, such as improved bus services or a local community hub, could significantly boost its appeal and market value.
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.