34 Carrigeenlea, Tramore, Co. Waterford, X91 F623
14 homes sold nearby. See what they went for — and what to bid on this one.
€655,000 · 4 Bed · 3 Bath · 195m² · Detached
Market Position
Priced Above Local Sales
At €655,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
14 closed sales nearby · 10mo 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 €655,000, 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 €32,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €655,000, 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.
€32,750
That's what overbidding by just 5% on a €655,000 home costs you — before interest.
A €19 check before a €655,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 13% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€655,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
14
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±17%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gladonia, Cliff Rd, Tramore, Waterford | 2025-06-19 | 671m² | |
| 85 Newtown Hill, Tramore, Waterford, Waterford | 2025-01-20 | 175m² |
Transactions within a 3.0km 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 Rating Impact: The C1 BER rating suggests an annual energy cost of approximately €1,500-€2,000, compared to €800-€1,200 for a B-rated property of similar size, representing an annual saving of €300-€1,000 if upgraded.
Upgrade Investment Potential: Upgrading from a C1 BER rating to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000.
Size Efficiency: With 195.0m² across 4 bedrooms and 3 bathrooms, the property offers a generous living space, with an average of 48.75m² per bedroom, which is above the typical requirement for family living.
Hypothesis: Given the C1 BER rating, a strategic investment in energy efficiency upgrades, such as improved insulation and heating systems, could yield a return on investment of 100-214% through increased property value alone, before accounting for long-term energy cost savings, making it a compelling value-add opportunity.
Amenities
Transport Connectivity: Tramore is served by Bus Éireann routes, including route 25X connecting to Waterford City, and offers access to regional bus services, though specific direct Dublin bus routes, train stations, Luas, or DART stops are not present in Tramore itself, requiring travel to Waterford City.
Local Education and Healthcare: The area boasts educational facilities like Scoil Iosagain and Tramore Education Centre, with healthcare access including the nearby University Hospital Waterford and local pharmacies.
Lifestyle and Recreation: Tramore offers significant lifestyle amenities, including Tramore Beach, the scenic Copper Coast Geopark, numerous restaurants like The Tramore Hotel and The Waterfront, and recreational facilities such as Tramore Golf Club.
Hypothesis: While Tramore offers a strong array of local lifestyle and family amenities, its connectivity to major transport hubs like Dublin is primarily facilitated by Bus Éireann to Waterford City, which then connects to national rail services; this reliance on inter-city transport could be a key factor influencing the property's appeal to a broader commuter market compared to areas with direct Luas or DART access.
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.