Griffinstown House, Griffinstown Upper, Dunlavin, Co. Wicklow, W91 T2Y2
7 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 6 Bed · 4 Bath · 505m² · Detached
Market Position
At the Upper End of Local Sales
At €975,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 7mo recency · Moderate 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 107% 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
€975,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 5.0km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyhook Demesne, Grangecon, Wicklow, Wicklow | 2023-09-15 | 255m² | |
| Spratstown Ballytore, Ballytore, Kildare, Kildare | 2025-12-10 | 218m² |
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 C1 Energy Rating: With a BER C1 rating, this property likely incurs annual energy costs between €1,800-€2,200, compared to potential savings of €1,000-€1,400 annually for properties with an A or B rating of similar size.
Details
- Generous Size: At 505m², this property is significantly larger than the median of 3 bedrooms and 2 bathrooms commonly sold within a 100km radius, offering substantial living space.
- Upgrade Potential: While the BER is C1, strategic upgrades such as improving insulation and heating systems could elevate the rating and potentially increase property value by €15,000-€20,000, with estimated costs between €8,000-€12,000 to reach a B rating.
- Hypothesis: Given the property's substantial size and C1 BER rating, there's an opportunity to leverage its spaciousness. Focusing on energy efficiency upgrades could unlock a higher price ceiling, particularly if similar-sized properties in the area with better BER ratings command a significant premium, turning a current cost center into a value-adding investment.
Amenities
Limited Local Transport: The data shows no specific bus routes, train stations, or Luas/DART stops are explicitly identified as serving Griffinstown House, Griffinstown Upper, Dunlavin, Co. Wicklow, W91T2Y2, suggesting a reliance on private transport.
Details
- Rural Amenities: The location in Dunlavin, Co. Wicklow, implies a potential for access to local amenities such as primary schools like Scoil Naomh Lorcáin and shops, but specific details and proximity are not provided in the raw data.
- Commuter Challenge: Without specific transport links mentioned, commuting to major employment centers like Dublin (over 100km away) would likely involve significant travel time and multiple transfers, impacting daily convenience and lifestyle.
- Hypothesis: The lack of detailed transport and amenity data for the specific address suggests a property in a more rural setting. This characteristic typically commands a price premium for seclusion and space but requires buyers to prioritize self-sufficiency in transport and access to essential services, which may limit its appeal to a broader market segment accustomed to more urban conveniences.
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.