Kylemore, Coolgreaney Road, Arklow, Co Wicklow, Y14 FE06
10 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 5 Bath · 187m² · Detached
Market Position
At the Upper End of Local Sales
At €750,000, 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.
10 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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
Financial Exposure · 39% 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
€750,000
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 · High
10
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gleemond House, Coolgreany Rd, Arklow, Wicklow | 2025-12-04 | 217m² | |
| 1 The Mount, Coolgreaney Rd, Arklow, Wicklow | 2025-10-15 | 168m² |
Transactions within a 1.5km 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 Rating Impact: The current G BER rating suggests significant potential for energy efficiency upgrades. Investing approximately €10,000-€15,000 in insulation, heating systems, and windows could improve the BER to a C or B rating, potentially increasing the property's value by €20,000-€30,000.
Space Efficiency: With 187m² of living space across 4 bedrooms and 5 bathrooms, the property offers a generous bathroom-to-bedroom ratio, indicating a potentially luxurious configuration for its size.
Upgrade Opportunity: Addressing the G BER rating is crucial. Estimated annual heating costs for a G-rated property of this size could be in the range of €2,500-€3,500, compared to €1,000-€1,500 for a C-rated property, presenting a clear opportunity for cost savings and value enhancement.
Hypothesis: Given the G BER rating and the asking price, buyers may be expecting a premium property that reflects modern efficiency standards; failure to address the BER could lead to a prolonged sales period and significant downward pressure on price, as the cost of essential upgrades will be factored into buyer offers.
Amenities
Transport Connectivity: While located outside Dublin, Arklow town itself is served by Bus Éireann routes, including services connecting to Dublin city, and has a train station on the Dublin-Rosslare railway line, offering commuter potential.
Local Services: The area around Coolgreaney Road in Arklow provides access to amenities such as Arklow CBS Primary School, St. Mary's College, and local shopping facilities including a Lidl and a SuperValu.
Healthcare Access: Residents have access to the primary care centre in Arklow and are within a reasonable driving distance of larger hospitals in Wexford or Dublin.
Hypothesis: The property's 'outside Dublin' location implies a reliance on private transport for comprehensive access to amenities. However, the presence of Arklow town's train station and bus services offers a tangible, albeit less direct, alternative for commuting to Dublin, suggesting a balance between rural tranquility and connectivity for those prioritizing a quieter 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 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.