Tarman, Rocklands Lane, Wexford Town, Wexford, Y35 C9Y3
23 homes sold nearby. See what they went for — and what to bid on this one.
€349,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €349,000, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 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 €349,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,000, 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.
€17,450
That's what overbidding by just 5% on a €349,000 home costs you — before interest.
A €19 check before a €349,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €349,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±14%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Hillcrest, Mulgannon, Wexford, Wexford | 2025-12-16 | 170m² | |
| 93 Pine Ridge, Summerhill, Wexford, Wexford | 2025-12-05 | 122m² |
Transactions within a 3.0km 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
BER Upgrade Potential: Upgrading the E1 BER rating to a C1 rating could cost approximately €9,000-€14,000 and potentially increase property value by €17,000-€25,000, representing a positive return on investment.
Details
- Energy Cost Discrepancy: With an E1 BER rating, annual energy costs for this 120m² property are estimated between €1,800-€2,200, compared to €900-€1,300 for a C-rated property of similar size in the area, a difference of €900-€1,300 annually.
- Space and Configuration: The property offers a 120m² size with 3 bedrooms and 1 bathroom, which is a common configuration; however, the single bathroom may be a limiting factor for larger families or guest use in this size category.
- Hypothesis: The current E1 BER rating presents a significant opportunity for value enhancement through targeted energy efficiency upgrades; however, the single bathroom in a 3-bedroom, 120m² detached house suggests a potential mismatch with buyer expectations for this property type, which could be addressed through a future extension or renovation to add a second bathroom, potentially increasing its market appeal and value by 5-8%.
Amenities
Transport Connectivity: While not explicitly detailed with route numbers, Wexford Town typically has bus services connecting to regional hubs; however, specific Luas, DART, or major train station access is not implied in the provided data for this location.
Details
- Local Services Access: Wexford Town offers a range of amenities including supermarkets like Tesco and Dunnes Stores, local schools such as Wexford CBS Primary School and Loreto Secondary School, and Wexford General Hospital, all typically within a reasonable driving distance from Rocklands Lane.
- Walkability Factors: Rocklands Lane's proximity to Wexford Town suggests potential for walkability to local shops and services, with established residential roads likely offering pedestrian pathways, though detailed pedestrian infrastructure data is not provided.
- Hypothesis: Given Wexford Town's historical significance and its role as a regional centre, the area around Rocklands Lane likely benefits from a well-established network of local amenities and reasonable public transport connections to nearby towns, but the absence of direct rail or Luas links means that commuting to major urban centers like Dublin would likely involve driving to a regional train station and then a significant train journey.
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.