21 Pebble Place, Pebble Beach, Tramore, Co. Waterford, X91 E7P4
15 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 2 Bed · 2 Bath · 75m² · Bungalow
Market Position
Priced Within Local Sold Range
At €240,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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
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 sits marginally below the median of comparable sales. 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
8 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 |
|---|---|---|---|
| 19 Pebble Place, Pebble Beach, Tramore, Waterford | 2025-12-04 | 66m² | |
| 35 Pebble Grove, Tramore, Waterford, Waterford | 2025-11-18 | 74m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering significant long-term energy savings.
Space Efficiency: With 75.0m² of living space and 2 bedrooms and 2 bathrooms, this bungalow offers a functional layout for its size, though additional living space might be a constraint for larger families compared to some local detached homes.
Value Optimization Potential: Given the D1 BER, investing in insulation, draught-proofing, and potentially a more efficient heating system could optimize the property's condition and market appeal, directly addressing a key factor for buyers concerned about energy costs.
Hypothesis: The D1 BER rating, while presenting an upgrade opportunity, is a significant factor as nearby properties likely have similar or slightly better ratings, meaning a strategic upgrade to B2 or B1 could create a distinct competitive advantage and unlock a higher valuation bracket in Tramore.
Amenities
Coastal Access and Leisure: Located in Pebble Beach, Tramore, the property benefits from proximity to Tramore Beach, offering extensive walking routes and recreational opportunities.
Local Services Availability: Within Tramore town, residents have access to a range of amenities including Lidl and Tesco supermarkets, as well as various local shops and pharmacies like McCauley Pharmacy.
Healthcare Proximity: University Hospital Waterford is located approximately 10km away, providing comprehensive healthcare services, while local GP practices are readily available within Tramore.
Hypothesis: The proximity to Tramore Beach and the town's established amenities positions this bungalow as an attractive lifestyle choice for those seeking coastal living; however, the lack of specific public transport routes mentioned in the data (e.g., Bus Éireann routes serving the immediate Pebble Beach area) could be a limiting factor for commuters without private transport, creating a value divergence based on transport dependency.
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.