Residence on c. 3.87 Acres, 'Lake Breeze', Manor Kilbride, Blessington, Co. Wicklow, W91 W9W8
15 homes sold nearby. See what they went for — and what to bid on this one.
€849,000 · 5 Bed · 2 Bath · 258m² · Detached
Market Position
Priced Above Local Sales
At €849,000, 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 · 23mo 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 €849,000, 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 €42,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €849,000, 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.
€42,450
That's what overbidding by just 5% on a €849,000 home costs you — before interest.
A €19 check before a €849,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €849,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 5.0km
23 months
Data Freshness
Most recent sale age
±5%
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 |
|---|---|---|---|
| Threecastles, Manor Kilbride, Blessington, Wicklow | 2024-03-22 | 229m² | |
| Manor Kilbride, Blessington, Wicklow, Wicklow | 2023-09-29 | 228m² |
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 C2 Efficiency: The C2 BER rating suggests moderate energy efficiency, with annual energy costs estimated to be around €1,600-€2,000 for a property of this size, compared to potentially €800-€1,200 for an A-rated property.
Details
- Upgrade Potential: Improving the BER from C2 to B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy bills.
- Generous Living Space: With 258.0m² across 5 bedrooms and 2 bathrooms, the property offers substantial living space, aligning with the '2X Very Large' size category and providing ample room for a family.
- Hypothesis: Given the C2 BER rating, a targeted investment in energy efficiency upgrades, such as improved insulation and heating systems, could not only recoup its cost through increased market appeal and potential value uplift but also offer long-term savings on energy expenditure, making it a prudent financial move for a future owner.
Amenities
Limited Direct Public Transport: The provided data does not list any specific bus routes, Luas stops, or DART stations serving Manor Kilbride directly, implying reliance on private transport for access to wider Dublin amenities.
Details
- Nearby Educational Facilities: While specific schools are not listed in the provided data, Blessington town, approximately 5km away, typically serves this area with primary and secondary schools like Blessington Educate Together National School and St. Kevin's Community College.
- Healthcare Access Requires Travel: Access to major hospitals or specialized clinics would likely require travel to Tallaght University Hospital or St. James's Hospital in Dublin, highlighting the semi-rural nature of the location.
- Hypothesis: The property's location in Manor Kilbride, while offering land and potential tranquility, is significantly underserved by public transport, necessitating a car for most essential journeys and leisure activities; this lack of direct connectivity to Dublin city's transport network is a primary factor limiting its appeal to urban commuters and impacting its valuation compared to properties with direct public transport links.
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.