The Lodge, 38 Irishtown, New Ross, Co. Wexford, Y34 XE20
14 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 2 Bed · 2 Bath · 97m² · Semi-D
Market Position
Below Typical Sale Prices
At €205,000, 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.
14 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 €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 14 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
14 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
14
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Moyle Valley, Castlemoyle, New Ross, Wexford | 2025-04-17 | 88m² | |
| 9 Moyle Valley, Castlemoyle, New Ross, Wexford | 2025-09-10 | 932m² |
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 Upgrade Opportunity: The D2 BER rating suggests significant scope for improvement; upgrading to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Details
- Efficient Layout: With 97m² across 2 bedrooms and 2 bathrooms, the property offers a reasonable space efficiency, averaging 48.5m² per bedroom and 32.3m² per bathroom.
- Value Optimization: Given the D2 BER, investing in insulation, window upgrades, and a more efficient heating system, which might cost €8,000-€12,000, could not only lower annual energy bills by an estimated €1,000-€1,400 compared to similar D-rated properties but also enhance market appeal.
- Hypothesis: The current D2 BER rating, while a cost for improvement, presents a clear opportunity for value enhancement; by targeting an upgrade to a B-rated equivalent, not only will the property achieve a higher sale price, but it will also align with the increasing market demand for energy-efficient homes, potentially capturing an additional 7-10% value premium over the next two years.
Amenities
Limited Local Transport: The property's location in Irishtown, New Ross, has limited direct access to national public transport, with the nearest train station being Waterford (approx. 30km away) and no Luas or DART services accessible.
Details
- Local Amenities: New Ross town centre, approximately 1.5km away, offers essential services including a Lidl supermarket, SuperValu, local pharmacies like Shaws Pharmacy, and amenities such as the Dunbrody Abbey visitor centre and the Ros Gowna park.
- Educational Access: Primary schools such as St. Mary's National School and Mercy Primary School are within a 2km radius, with secondary options including Bridgetown Vocational School and St. Augustine's College also accessible within a reasonable commuting distance.
- Hypothesis: The lack of direct public transport links within 5km of Irishtown will continue to be a primary factor in limiting property value growth to that seen in areas with direct access to national rail or Luas/DART networks, suggesting that localized infrastructure improvements or a significant increase in local employment hubs would be required to bridge this gap and stimulate substantial capital appreciation.
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.