1 Pebble Bay, Wicklow Town, Co Wicklow, A67 XD25
30 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 2 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 30 recent closed sales nearby. There's room to negotiate — seller leverage is 1.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
30 closed sales nearby · 12mo 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
30 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
30
Transactions Analysed
Within 1.5km
12 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Lougharno Close, Friars Hill, Wicklow, Wicklow | 2024-11-28 | 105m² | |
| 13 Glendasan Dr, Harbour View, Wicklow Town, Wicklow | 2026-01-29 | 101.2m² |
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 Energy Cost Disadvantage: With a C2 BER rating, this property's annual energy costs are likely to be €1,200-€1,600, whereas a comparable B-rated property of the same size could achieve savings of €300-€600 annually.
Details
- Size Advantage: At 120m², this detached house is larger than the median of 3 bedrooms and a smaller average size prevalent in the 100km radius market (median 3 beds), offering more living space.
- Potential Value Enhancement: Upgrading the BER rating from C2 to B2 for this 120m² property could cost approximately €8,000-€12,000, potentially increasing its market value by €15,000-€20,000 and improving its appeal.
- Hypothesis: The C2 BER rating, while not poor, presents an opportunity for value enhancement through targeted energy efficiency upgrades. The relatively larger size for the area could command a premium if modernised to match the aesthetic and efficiency expectations of buyers attracted to Wicklow Town's coastal appeal.
Amenities
Connectivity to Dublin: While 'outside Dublin', it's crucial to note the absence of specific local data on direct train lines (like DART or Commuter Rail stations) or Luas stops in the immediate Wicklow Town data. However, specific bus routes serving the area are needed for accurate connectivity assessment.
Details
- Local Educational Hub: Wicklow Town offers educational facilities including Wicklow Educate Together National School and St. David's Secondary School, providing accessible options for families.
- Retail and Leisure Access: The property benefits from proximity to Wicklow Town Centre amenities, including SuperValu and Tesco supermarkets, as well as a range of local shops and restaurants.
- Hypothesis: The strong local amenities and educational institutions in Wicklow Town suggest that the property is well-positioned for families seeking a coastal lifestyle with reasonable access to essential services, but its commuter appeal to Dublin could be significantly enhanced by clearer data on direct public transport links and travel times.
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.