cloona, glencap road, kilmacanogue, co. wicklow, a98 dw72
14 homes sold nearby. See what they went for — and what to bid on this one.
€1,300,000 · 4 Bed · 2 Bath · 199m² · Detached
Market Position
Priced Above Local Sales
At €1,300,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
14 closed sales nearby · 9mo 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 €1,300,000, 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 €65,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,300,000, 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.
€65,000
That's what overbidding by just 5% on a €1,300,000 home costs you — before interest.
A €19 check before a €1,300,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% 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.
Financial Exposure · 19% 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
€1,300,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
14
Transactions Analysed
Within 3.0km
9 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cornaveagh, Quill Rd, Kilmacanogue, Wicklow | 2025-08-15 | 110m² | |
| Metadell Glencap Dr, Rocky Valley Commons North, Kilmacanogue, Wicklow | 2025-12-18 | 101m² |
Transactions within a 3.0km 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
Energy Efficiency Advantage: With a B BER rating, this 199m² property could result in annual energy cost savings of approximately €1,000 to €1,400 compared to a typical D-rated property of similar size.
Generous Size and Configuration: At 199m² with 4 bedrooms and 2 bathrooms, this detached property offers substantial living space, significantly larger than the median 2-bed, 1-bath properties found in the 5km radius.
High Specification Potential: The property’s robust size (199m²) and detached status provide ample scope for bespoke interior enhancements or extensions, allowing for significant value optimization beyond its current asking price of €1,300,000.
Hypothesis: The substantial size and modern BER B rating of this property suggest it caters to a discerning buyer seeking a larger, energy-efficient home outside the immediate Dublin commuter belt, indicating future value appreciation potential driven by demand for quality lifestyle properties.
Amenities
Excellent Road Connectivity: The property benefits from immediate access to the M11 motorway, offering direct routes to Dublin city centre and the southeast, complemented by Bus Éireann Route 133 for public transport to Dublin and Wicklow.
Rich Lifestyle Offerings: The area boasts high-quality lifestyle amenities, including the renowned Avoca Handweavers (Kilmacanogue), close proximity to Powerscourt Estate & Gardens, and easy access to the scenic Wicklow Mountains National Park.
Strong Family Facilities: Families benefit from the local Kilmacanogue National School and a range of secondary education options in nearby Bray, complemented by local childcare facilities and extensive green spaces for outdoor activities.
Hypothesis: The appeal of Kilmacanogue, driven by its blend of rural tranquility and excellent M11 connectivity to Dublin, positions this property as a premium choice for buyers seeking a high-quality lifestyle away from urban density, which will likely sustain its significant value in the coming years.
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.