Dry Dock, Tenacre, Kilrane, Rosslare Harbour, Co. Wexford, Y35 C7P3
16 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 2 Bath · 185m² · Detached
Market Position
At the Upper End of Local Sales
At €485,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 0.3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
16
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±14%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyconor Little, Kilrane, Rosslare Harbour, Wexford | 2025-10-31 | 185m² | |
| Coldblow, Kilrane, Wexford, Wexford | 2024-11-15 | 147m² |
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
BER Improvement Opportunity: Upgrading the D1 BER rating to a B2 would likely cost between €8,000 and €12,000 but could increase the property's value by €15,000-€20,000, offering a clear return on investment.
Details
- Space Efficiency: The property offers a generous 185m² of living space, which is significantly larger than the median 3-bedroom property in the 10km radius which has an unrecorded size but typically smaller than this detached home.
- Value Optimization Potential: The substantial size (185m²) and current BER rating suggest that strategic energy efficiency upgrades could unlock considerable value, transforming it from a D1 to a more desirable and marketable rating.
- Hypothesis: Given the property's significant size and D1 BER rating, a targeted investment in insulation, heating system upgrades, and potentially solar panels could not only reduce annual energy costs by an estimated €1,000-€1,400 compared to similar D-rated properties but also position it as a more competitive offering in a market where energy efficiency is increasingly prioritized by buyers.
Amenities
Limited Local Transport: Currently, there are no specific bus routes, Luas, or DART stations explicitly mentioned as serving the immediate Rosslare Harbour area in the provided data, suggesting reliance on private transport.
Details
- Essential Services Access: While specific shops and restaurants are not listed, the property's location in Rosslare Harbour implies access to essential local services typical of a harbour town, which would include local grocers and potentially a few eateries.
- Recreational Connectivity: The proximity to Rosslare Harbour itself offers potential for coastal walks and marine-related activities, contributing to lifestyle amenities, though no specific parks or gyms are detailed.
- Hypothesis: The lack of specific public transport links and limited listed amenities in the immediate vicinity of Rosslare Harbour suggests that the property's appeal may be more to those seeking a quieter, more rural lifestyle with a reliance on private vehicles, as opposed to urban commuters or those prioritizing readily available public services and a wide array of retail and entertainment options.
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.