Rivendell, Thomastown Road, Rosbercon, New Ross, Co. Wexford, Y34 T202
9 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 2 Bed · 1 Bath · 95m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €205,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 13mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
9
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±9%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rivendell, Rosbercon Hill, New Ross, Wexford | 2025-11-20 | 95m² | |
| 8 Assumption Terrace, Rosbercon, Co Wexford, Wexford | 2024-12-09 | 75m² |
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 Efficiency: With a G BER rating, this property is among the least energy-efficient homes available; upgrading to a B2 rating could cost €25,000-€35,000 but potentially add €30,000-€50,000 in market value.
Details
- Running Costs: A G-rated property typically incurs annual energy costs of €3,000-€4,000, significantly higher than a B-rated home which would typically cost €1,000-€1,500 per year, representing potential annual savings of €2,000-€2,500 after upgrades.
- Space Efficiency: At 95m² with 2 bedrooms, the property offers generous living space per bedroom compared to the local median of 3-bedroom properties, suggesting potential for re-configuration or ample room for a smaller household.
- Hypothesis: The property's relatively generous 95m² footprint for a 2-bedroom layout, combined with its end-of-terrace type, positions it as an ideal candidate for a sympathetic deep retrofit that could substantially increase both its value and appeal to energy-conscious buyers.
Amenities
Transport Links: New Ross is served by Bus Éireann routes, including regular services to Wexford and Waterford, with the nearest train station being Waterford Plunkett Station, approximately 30 minutes drive, offering connectivity beyond local routes.
Details
- Family & Healthcare: The area benefits from local primary and secondary schools such as St. Canice's Primary School and Good Counsel College, alongside healthcare access via New Ross Primary Care Centre and local pharmacies like Sam McCauley Chemists.
- Shopping & Lifestyle: Residents have convenient access to major supermarkets including SuperValu and Dunnes Stores, plus lifestyle amenities like the Dunbrody Famine Ship attraction, Kennedy Park, and various local restaurants and cafes.
- Hypothesis: The ongoing development of regional road networks connecting New Ross to larger urban centers like Waterford and Wexford will continue to enhance the town's commuter appeal, steadily increasing demand for well-located properties like this one.
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.