28 Pebble Bay, Wicklow Town, Co Wicklow, A67 TD27
11 homes sold nearby. See what they went for — and what to bid on this one.
€355,000 · 3 Bed · 2 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €355,000, 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.
11 closed sales nearby · 9mo 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 €355,000, 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 €17,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €355,000, 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.
€17,750
That's what overbidding by just 5% on a €355,000 home costs you — before interest.
A €19 check before a €355,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €355,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Pebble Bay, Wicklow Town, Wicklow, Wicklow | 2025-01-24 | 84.7m² | |
| 13 Pebble Bay, Friarshill, Wicklow, Wicklow | 2025-02-04 | — |
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: With a BER rating of 'Pending', potential buyers should budget €8,000-€12,000 for upgrades to achieve a B2 rating from a hypothetical D1, which could increase the property's value by €15,000-€20,000.
Details
- Spacious Living Area: At 120.0m², this property offers a substantial living space, exceeding the typical size for many properties, providing ample room for a family.
- Value Optimization Potential: Investing in a BER upgrade from an unknown rating to a C or B could enhance market appeal and achieve higher sale prices, potentially adding €15,000-€20,000 to its value based on similar local improvements.
- Hypothesis: The 'BER Pending' status, while currently neutral, presents a clear opportunity for value enhancement; proactive owners could invest in targeted energy efficiency upgrades to move from an assumed D-rated baseline to a B-rated standard, potentially recouping 150-200% of the upgrade cost through increased resale value and lower long-term running costs, differentiating it in a market where 100% of recent transactions had unknown BER ratings.
Amenities
Transport Connectivity: While specific routes are not provided for Wicklow Town, its location 'Outside Dublin' suggests potential reliance on bus services like Bus Éireann routes serving the region, and proximity to a national rail network for commuting to Dublin.
Details
- Local Lifestyle Hub: Wicklow Town offers a range of amenities including the National Sea Life Centre, Wicklow Gaol, and numerous local eateries and cafes, contributing to a vibrant community feel.
- Walkability and Green Spaces: The area benefits from coastal proximity and access to the Wicklow Way, offering excellent walking routes and recreational opportunities for residents.
- Hypothesis: Given Wicklow Town's coastal location and its role as a regional hub, the presence of the M11 motorway nearby (though not explicitly listed) would significantly enhance its commuter appeal to Dublin, potentially driving up property values by an additional 5-10% over the next 1-2 years as more Dublin-based workers seek more affordable and lifestyle-oriented housing options further afield.
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.