Teach Donn, Old Connaught Avenue, Bray, Co. Wicklow, A98 EP60
6 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 6 Bed · 2 Bath · 249m² · Detached
Market Position
Below Typical Sale Prices
At €550,000, 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.
6 closed sales nearby · 9mo recency · Moderate 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 · Moderate
6
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Avondale, Ferndale Rd, Rathmichael, Dublin 18, Dublin | 2025-12-20 | 465.5m² | |
| Thornhill Rd North, Thornhill Lodge, Bray, Dublin | 2024-11-04 | 254m² |
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
BER Rating Impact: The E2 BER rating indicates significant potential for energy efficiency upgrades, with costs for improving to a B2 rating estimated between €8,000-€12,000, which could increase property value by €15,000-€20,000, offering a strong return on investment.
Details
- Size and Configuration Mismatch: The property's substantial size of 249 sqm with 6 bedrooms is significantly larger than the average property size of 91 sqm within a 1km radius, which may present challenges in terms of market appeal and efficient utilization for typical local buyers.
- Potential Value Optimization: With an E2 BER rating, annual energy costs are estimated to be between €1,800-€2,200, compared to the €800-€1,200 for B-rated properties of similar size, highlighting an immediate opportunity for cost savings and value enhancement through insulation and heating upgrades.
- Hypothesis: The property's current configuration of 6 bedrooms and 2 bathrooms, coupled with its E2 BER rating, positions it as a potential candidate for a high-return renovation project, where strategic modernization could unlock value significantly exceeding typical market appreciation, particularly if targeted towards a luxury family home market rather than smaller units.
Amenities
Transport Connectivity: This location is served by Dublin Bus routes 45A, 184, and 185, providing direct links to Dublin City Centre, and is within a 15-minute drive of Bray DART station, offering strong commuter options.
Details
- Educational Facilities: Proximity to several reputable schools, including St. Cronan's National School (1.2km), St. Gerard's School (1.5km), and Presentation College Bray (2km), caters to families seeking quality education.
- Lifestyle and Recreation: Residents benefit from immediate access to the scenic Cliff Walk, Bray Head, and the numerous restaurants and cafes along the promenade, alongside the amenities of Bray town centre which include a Lidl supermarket and a Boots pharmacy.
- Hypothesis: The positioning of Teach Donn on Old Connaught Avenue, while offering tranquility and large plot potential, places it slightly outside the immediate urban core of Bray, suggesting that properties in this specific enclave may appeal to a niche market prioritizing space and views over direct walkability to all retail and transport hubs, thereby commanding a premium for its unique attributes.
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.