Seaview, Kildermot, Ballymoney, Ballymoney, Co. Wexford, Y25 P7F9
11 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 1 Bath · 71m² · Detached
Market Position
Below Typical Sale Prices
At €185,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 8mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
These signals interact — full analysis in report.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €25 check before a €185,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
11
Transactions Analysed
Within 1.5km
8 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Sandy Lane, Ballymoney, Gorey, Wexford | 2025-09-04 | 316m² | |
| 49 Sandy Lane, Ballymoney, Gorey, Wexford | 2025-08-01 | 231m² |
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 Upgrade Opportunity: With a BER D rating, upgrading to a B2 could cost €8,000-€12,000, yet potentially increase the property's value by €15,000-€20,000, making it a compelling investment for future owners.
Compact Living: At 71m² for three bedrooms, this detached home offers a compact layout, and with only one bathroom, it falls below the median of two bathrooms seen in 3-bedroom properties sold within a 10km radius, potentially limiting appeal for some buyers.
Value Enhancement Potential: Given its asking price significantly below local median sales, coupled with a BER D and single bathroom, the property presents a substantial opportunity for a buyer willing to invest in modernizing and improving its efficiency and layout, beyond just the energy rating.
Hypothesis: The property's relatively low asking price for a detached 3-bedroom home in a competitive market suggests its current value might be suppressed by its BER D rating and single bathroom, indicating that even modest investments in these areas could unlock significant capital appreciation above typical market gains.
Amenities
Coastal Connectivity: While no DART or Luas serves Ballymoney, direct bus services to Gorey are available, linking to Bus Éireann Route 133 for connections to Dublin City Centre and Wexford Town, with Gorey Train Station offering further rail access approximately 15km away.
Local Conveniences: Essential amenities are primarily located in Gorey, approximately 15km away, including major supermarkets like SuperValu and Tesco, Gorey Community School, and Gorey District Hospital, providing comprehensive services within a short drive.
Village Charm & Beach Access: The immediate Ballymoney area offers charming walkability with easy pedestrian access to Ballymoney Beach, local pubs like The Tara Vale, and scenic walking trails around Tara Hill, promoting an active coastal lifestyle right on the doorstep.
Hypothesis: The property's strong appeal lies in its immediate proximity to natural amenities and a tranquil village atmosphere, suggesting that buyers in this market prioritize lifestyle and recreational opportunities over direct city centre commuter links, which could sustain demand regardless of public transport limitations.
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.