No. 9 Dune Haven, Ardamine, Gorey, Co. Wexford, Y25 R882
15 homes sold nearby. See what they went for — and what to bid on this one.
€407,500 · 4 Bed · 3 Bath · 168m² · Detached
Market Position
Priced Above Local Sales
At €407,500, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
15 closed sales nearby · 10mo 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 €407,500, 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 €20,375 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €407,500, 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.
€20,375
That's what overbidding by just 5% on a €407,500 home costs you — before interest.
A €19 check before a €407,500 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €407,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 size-adjusted median. 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
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Dunehaven, Ardamine Courtown, Gorey, Wexford | 2025-08-19 | 168m² | |
| 16 Dunehaven, Riverchapel, Wexford, Wexford | 2025-04-29 | 156m² |
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
Energy Efficient: With a B BER rating, this property offers estimated annual energy cost savings of €1,000-€1,500 compared to a D-rated property of similar size, where costs could range from €2,000-€2,500 annually.
Spacious Appeal: At 168m² with 4 bedrooms and 3 bathrooms, this detached home significantly exceeds the local median of 3 bedrooms and 2 bathrooms in the 10km radius, enhancing its appeal for larger families.
Detached Advantage: As a detached property, which is often at a premium, its generous size and configuration present a strong value proposition compared to the general market inventory, which is dominated by smaller units.
Hypothesis: The property's superior size, detached status, and excellent BER 'B' rating position it as a premium offering in a market where the median property is smaller and less equipped, suggesting that properties with these attributes command a significant desirability premium that is not fully captured by broad market averages.
Amenities
Regional Connectivity: While not served by Luas or DART, this property benefits from access to Gorey Train Station, approximately 9km away, providing direct commuter services to Dublin Connolly, along with local bus routes connecting to Gorey town and surrounding areas.
Family & Lifestyle Rich: Located near Ardamine National School and within a 10km radius of Gorey Community School, the area offers essential family services, complemented by local shopping at Centra Ardamine and larger supermarkets in Gorey, including Tesco and Dunnes Stores.
Coastal Access: Enjoy direct access to scenic walking routes along Ardamine Beach and Courtown Woods, providing excellent pedestrian leisure opportunities right on the doorstep, enhancing quality of life.
Hypothesis: The increasing trend of remote work and lifestyle-driven property choices means that traditional urban connectivity metrics (like Luas/DART) are becoming less impactful for areas like Ardamine, with buyers prioritizing quality of life factors such as coastal proximity, local leisure amenities, and community-focused schools, thereby driving value for properties in scenic, well-serviced coastal towns.
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.