29 Southbay Point, Strand Road , Rosslare Strand, Co. Wexford, Y35 YE33
10 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 2 Bath · 80m² · Apartment
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 18mo 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 €245,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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.
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Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
18 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Southbay Point, Rosslare, Wexford, Wexford | 2023-11-28 | 78m² | |
| 37 Southbay Point, Rosslare Strand, Co Wexford, Wexford | 2024-07-16 | 75m² |
Transactions within a 5.0km radius and 36-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 Potential: Upgrading this D2 BER rating to a C or B rating could cost an estimated €8,000-€15,000, potentially increasing the property's value by €15,000-€25,000 and lowering annual energy costs by an estimated €700-€1,400.
Size Efficiency: At 80m², this apartment offers a decent living space for its 3-bedroom, 2-bathroom configuration, aligning with the median 3-bed, 2-bath property type often seen in the market.
Value Optimization: The current D2 BER rating means estimated annual energy costs could range from €1,800 to €2,200, significantly higher than the €800-€1,200 for B-rated properties, representing a clear opportunity for value enhancement through energy upgrades.
Hypothesis: The market data shows a consistent median of 2 bathrooms and 3 bedrooms across various radii, indicating strong demand for this configuration; however, the D2 BER rating significantly lags behind potential buyer expectations for modern, energy-efficient homes, creating a substantial opportunity for value appreciation through targeted retrofitting.
Amenities
Transport Connectivity: Rosslare Strand is served by Bus Éireann routes, with the nearest major train station being Rosslare Europort, offering connections nationwide.
Local Amenities: The area provides essential amenities such as local shops, pharmacies, and restaurants within Rosslare Strand itself, contributing to daily convenience.
Healthcare Access: Wexford General Hospital is located approximately 15km away, providing comprehensive medical services for the region.
Hypothesis: While Rosslare Strand offers a coastal lifestyle, its connectivity to major urban centres like Dublin relies on a combination of local bus services and the train network, with travel times likely exceeding 2 hours to Dublin, positioning it more as a lifestyle choice than a primary commuter hub.
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.