Island Upper, Craanford, Gorey, Co. Wexford, Y25 AD81
7 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 5 Bed · 6 Bath · 453m² · Detached
Market Position
Below Typical Sale Prices
At €895,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
7 closed sales nearby · 12mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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
Price Distribution Analysis
7 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · Moderate
7
Transactions Analysed
Within 3.0km
12 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 |
|---|---|---|---|
| 9 An Toilean, Craanford, Gorey, Wexford | 2025-06-12 | 179m² | |
| 6 Baile Thioboid, Cranford, Gorey, Wexford | 2025-07-01 | 175m² |
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 Efficiency: With a B3 BER rating, this property is positioned well for energy efficiency, with estimated annual energy costs likely ranging between €1,200-€1,800, significantly lower than the €1,800-€2,400 for equivalent G-rated properties.
Spacious Configuration: Boasting 5 bedrooms and 6 bathrooms across 453m², this property offers exceptional space, exceeding the typical configuration and size found in many regional markets, potentially appealing to larger families or those seeking ample living areas.
Value Optimization Opportunity: Investing €6,000-€10,000 to upgrade the BER from B3 to A3 could potentially increase the property's value by €10,000-€15,000 and further reduce annual energy costs by an estimated €400-€600.
Hypothesis: The substantial size of this property (453m²) coupled with a good B3 BER rating suggests it is a modern build or has undergone significant renovation, and its value is likely more influenced by its unique scale and features rather than by typical local housing stock.
Amenities
Limited Direct Public Transport: Access to public transport is likely limited, with no specific bus routes, train stations, Luas, or DART stops mentioned as serving Island Upper, Craanford directly, indicating a reliance on private transport.
Rural Lifestyle Amenities: The area is characterized by its rural setting, suggesting amenities like local primary schools, community centres, and potentially a village shop in Craanford, but lacking immediate access to larger retail centres or a wide array of restaurants typically found in urban or suburban areas.
Healthcare Proximity: While specific facilities are not listed, rural locations like this typically have access to local GPs and pharmacies in nearby towns, with regional hospitals likely a significant drive away, requiring careful planning for healthcare needs.
Hypothesis: The absence of direct public transport links and specific educational or healthcare facilities mentioned for Island Upper, Craanford, points towards this property being ideal for buyers prioritizing rural tranquility and space over urban convenience, and who are comfortable with longer travel times to essential services.
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.