16 Pebble Drive, Pebble Beach, Tramore, Co. Waterford, X91 D8P2
15 homes sold nearby. See what they went for — and what to bid on this one.
€224,000 · 2 Bed · 2 Bath · 73m² · Bungalow
Market Position
Below Typical Sale Prices
At €224,000, 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.
15 closed sales nearby · 5mo 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 €224,000, 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 €11,200 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €224,000, 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.
€11,200
That's what overbidding by just 5% on a €224,000 home costs you — before interest.
A €19 check before a €224,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €224,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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
15
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±7%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Pebble Dr, Pebble Beach, Tramore, Waterford | 2025-10-29 | 73.3m² | |
| 7 Pebble Dr, Tramore, Waterford, Waterford | 2025-07-30 | 66m² |
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
Energy Efficiency Advantage: With a strong B3 BER rating, this property's estimated annual energy costs are significantly lower, ranging from €800-€1,200 compared to €1,800-€2,200 for typical D-rated properties of similar size, offering annual savings of €1,000-€1,400.
Details
- Optimal Configuration: The property's 2-bedroom, 2-bathroom layout with 73m² is efficiently configured, aligning well with the local median of 2 bathrooms, providing a functional living space despite being slightly smaller than the 3-bedroom median for the area.
- High Performance & Low Maintenance: The B3 BER rating ensures high energy performance and reduced running costs, positioning the property as a low-maintenance option that appeals to modern buyers seeking comfort and efficiency.
- Hypothesis: The property's efficient 2-bedroom, 2-bathroom layout and strong B3 BER rating make it particularly appealing to a niche market of downsizers, first-time buyers, or holiday home seekers who prioritize modern efficiency and lower running costs over larger footprints, differentiating it in a market often dominated by older, larger properties.
Amenities
Connected Coastal Living: The property benefits from robust public transport connectivity via Bus Éireann Route 360, providing direct access to Waterford City and its main train hub, Waterford Plunkett Station.
Details
- Family and Lifestyle Hub: Located in Tramore, the property is well-positioned for families with proximity to educational facilities like Holy Cross National School and Ardscoil na Mara, while Tramore Beach and Doneraile Walk offer excellent recreational opportunities.
- Convenient Local Services: Essential shopping needs are easily met with supermarkets such as SuperValu, Tesco, and various pharmacies like Lloyds Pharmacy nearby, enhancing the daily convenience and walkability of the immediate area.
- Hypothesis: The desirable combination of a popular seaside town, comprehensive local amenities including specific schools and essential retail, coupled with efficient transport links to Waterford City, ensures Tramore will continue to attract sustained demand from diverse buyer segments, underpinning long-term property 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 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.