Springwell Lane, Ballyknockan, Valleymount, Blessington, Co. Wicklow, W91 R7Y4
11 homes sold nearby. See what they went for — and what to bid on this one.
€326,000 · 3 Bed · 2 Bath · 76m² · Bungalow
Market Position
Priced Within Local Sold Range
At €326,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 17mo 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 €326,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,300 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €326,000, 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.
€16,300
That's what overbidding by just 5% on a €326,000 home costs you — before interest.
A €19 check before a €326,000 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
From €19 for your strategy on a €326,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 sits marginally above 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
11
Transactions Analysed
Within 5.0km
17 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 |
|---|---|---|---|
| Granite House, Ballyknockan, Valleymount, Wicklow | 2024-02-29 | 170m² | |
| Ballyknockan, Valleymount, Blessington, Wicklow | 2025-11-28 | 239m² |
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 F Deficiency: The property's F BER rating indicates very poor energy efficiency, requiring an estimated €20,000-€35,000 investment to upgrade to a more desirable B2 rating, which could significantly enhance comfort and reduce energy bills.
Details
- Value Enhancement Opportunity: Improving the BER from F to B2 could potentially increase the property's market value by €25,000-€45,000, representing a substantial return on investment for prospective buyers despite the initial outlay.
- High Running Costs: With an F BER rating, annual energy costs for this 76m² bungalow are estimated at €2,500-€3,500, significantly higher than a B-rated property of similar size, which typically incurs €1,000-€1,800, leading to potential annual savings of €1,000-€2,500 post-upgrade.
- Hypothesis: The property's current low BER rating likely contributes to its significantly lower asking price, suggesting that a strategic buyer could unlock substantial hidden value by undertaking a comprehensive energy efficiency renovation.
Amenities
Limited Public Transport: While Springwell Lane is rural, the property benefits from access to the Dublin Bus Route 65 from Blessington, approximately 7km away, providing connectivity to Dublin City Centre, although no direct Luas, DART, or train station access is available.
Details
- Local Family Amenities: The area is within a reasonable drive of Blessington, offering access to Blessington Community College and several national schools like Blessington No.1 National School, alongside childcare options such as Little Steps Montessori & Creche, supporting family needs.
- Nature & Recreation Focus: Situated close to the scenic Blessington Lakes, residents have access to extensive outdoor lifestyle amenities including the Blessington Greenway for walking and cycling, and water sports activities at The Avon Rí Blessington Lakeside Resort (approx. 8km away), providing significant recreational value.
- Hypothesis: The property's tranquil, rural setting in Co. Wicklow, despite the 'is_dublin: 1' flag in the data, suggests its primary appeal lies in its natural surroundings and community-focused lifestyle rather than urban connectivity, potentially attracting buyers prioritizing peace over proximity to city centers.
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.