Knocknagall, Piercestown, Co. Wexford, Y35 V381
8 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 3 Bath · 189m² · Detached
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 14mo 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 €475,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales. 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
8
Transactions Analysed
Within 3.0km
14 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Hodgesmill, Piercestown, Co Wexford, Wexford | 2024-10-15 | 230m² | |
| Quanstown, Piercetown, Co Wexford, Wexford | 2025-05-30 | 133.5m² |
Transactions within a 3.0km radius and 24-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 Investment Opportunity: With a C3 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Spacious Living: The property's size of 189m² is considerably larger than the median of 3 bedrooms and 2 bathrooms seen in nearby sales within a 100km radius (3 beds, 2 baths).
Value Optimization Potential: The current C3 BER rating implies potential for energy cost savings; upgrading could reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, representing a saving of €1,000-€1,400 annually.
Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement and future-proofing. A strategic investment in insulation and heating system upgrades could align this property with the growing demand for energy-efficient homes, further bridging the gap between its asking price and local sales data.
Amenities
Limited Local Transport: The property is located outside Dublin, and the provided data does not specify direct bus routes, train stations, or Luas/DART stops serving Piercestown, indicating a reliance on private transport.
Community Services: While specific amenities are not detailed in the data for Piercestown, typical rural amenities would include a primary school, local shop, and potentially a community centre, serving the immediate needs of residents.
Rural Lifestyle Appeal: The location in Piercestown, Co. Wexford, offers a lifestyle appeal distinct from urban centres, likely characterized by greater green space and a quieter environment, which can be attractive to specific buyer demographics.
Hypothesis: The property's location in Piercestown, Co. Wexford, suggests that its value proposition will heavily rely on the intrinsic appeal of a rural lifestyle and community rather than extensive transport connectivity or a wide array of urban amenities, meaning its appeal will be to a niche buyer seeking this specific environment.
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.