Greenmount, Ballinglen, Tara Hill, Gorey, Co Wexford, Y25 C827
22 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 2 Bath · 138m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 22 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
22 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 €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €15 check before a €425,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 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 aligns with the size-adjusted median. 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
22
Transactions Analysed
Within 3.0km
9 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilmurray, Tara Hill, Gorey, Wexford | 2025-04-17 | 226m² | |
| Kintyre House, Tara Hill Rd, Ballinacarrig Gorey, Wexford | 2025-07-07 | 205m² |
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 C2 Cost Savings: A C2 BER rating suggests annual energy costs of approximately €1,200-€1,600, offering savings of €600-€1,000 annually compared to a typical D-rated property of similar size.
Value Optimization Potential: Investing €8,000-€12,000 to upgrade the BER from C2 to B2 could potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Generous Living Space: At 138m² with 4 bedrooms and 2 bathrooms, this property offers a spacious configuration, which aligns well with family needs and potentially commands a higher price per square meter than smaller homes in the immediate vicinity.
Hypothesis: While the C2 BER is adequate, the significant potential for value uplift through BER improvement suggests that buyers prioritizing long-term energy cost reduction and capital appreciation may see this as a key investment opportunity, further enhancing its appeal beyond current market norms.
Amenities
Transport Connectivity: While specific bus routes or train stations are not detailed, the location outside Dublin suggests reliance on local bus services and potential drives to the nearest train station, impacting commuter convenience.
Local Facilities Access: Information on specific schools like Gaelscoil Loch Garman, healthcare facilities like Wexford General Hospital, and shopping centers like The Downs, Gorey is not provided, making it difficult to assess local convenience.
Walkability and Services: The data does not specify walkability scores or the presence of local amenities such as cafes, parks like Tara Hill Woods, or restaurants within easy pedestrian access, leaving the assessment of daily convenience incomplete.
Hypothesis: The 'outside Dublin' designation for this property in Co Wexford, coupled with the lack of specific amenity data provided, implies that its value proposition hinges heavily on its rural setting and tranquility rather than direct access to urban conveniences, requiring buyers to assess the trade-off between isolation and lifestyle.
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.