Thornfield House & Cottage, Old Connaught Avenue, Bray, Co. Wicklow, A98 ND28
14 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 6 Bed · 2 Bath · 267m² · Detached
Market Position
Below Typical Sale Prices
At €650,000, 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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
Price Distribution Analysis
14 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 is positioned below the median of comparable sales, 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 3.0km
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 · 14 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 | |
| Glenfield, Old Connaught Thornhill Rd, Bray, Dublin | 2025-09-12 | 318m² |
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 Opportunity: Upgrading the E1 BER rating to a C rating would likely cost between €12,000-€18,000 and could increase the property's value by €18,000-€25,000, representing a profitable investment.
Space Significantly Above Average: With 267 sqm, this property is substantially larger than the average property size of 91 sqm within a 1km radius over the past 180 days, offering significant living space.
Configuration Mismatch: While boasting 6 bedrooms, the property only has 2 bathrooms, which is below the median of 3 bathrooms within a 1km radius, potentially creating a bottleneck for larger households and impacting its appeal.
Hypothesis: The significant size of Thornfield House, coupled with its E1 BER rating and the lower-than-average bathroom count, suggests that a strategic renovation focusing on energy efficiency improvements and adding a third bathroom could unlock substantial value and significantly improve its marketability in a growing market for larger, more comfortable family homes.
Amenities
Transport Links: The property is served by Dublin Bus routes 45A and 185 providing connectivity to Dún Laoghaire and Bray, and is approximately a 15-minute drive to the DART station in Bray.
Local Education & Healthcare: Proximity to St. Thomas' National School (1.2km) and Loreto Secondary School (1.8km), with access to St. Colmcille's Hospital in Loughlinstown (4.5km).
Retail & Lifestyle: Close to the shops and supermarkets in Bray town centre (2km), and local amenities including the Marine Hotel and numerous cafes and restaurants along the coast.
Hypothesis: The combination of a desirable coastal location, proximity to family amenities, and developing transport links suggests that while the property is currently commanding a premium, future infrastructure improvements, such as enhanced public transport from Bray, could further solidify its long-term value 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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.