34 Kennedy Park, Tramore, Tramore, Co. Waterford, X91 C974
19 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 2 Bed · 1 Bath · 65m² · Semi-D
Market Position
At the Upper End of Local Sales
At €310,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 15% 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
€310,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
10 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Kennedy Park, Tramore, Waterford, Waterford | 2025-07-31 | 63m² | |
| 25 Cluain Mhor, Tramore, Waterford, Waterford | 2025-02-12 | 113.2m² |
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 Rating Analysis: With a 'C' BER rating, annual energy costs are estimated to be €1,400-€1,800, which is approximately €200-€600 higher than a property with a 'B' rating of similar size.
Space Efficiency: Measuring 65m², the property offers 2 bedrooms and 1 bathroom, a compact but functional layout that aligns with the smaller end of typical two-bedroom homes.
Value Optimization Potential: Given the 'C' BER, investing in energy efficiency upgrades could cost approximately €5,000-€8,000 to improve to a 'B' rating, potentially increasing market value by €7,000-€10,000 and reducing annual running costs.
Hypothesis: The 'C' BER rating, while functional, presents a tangible opportunity for value enhancement; a targeted investment in insulation and heating system upgrades could not only reduce immediate utility bills by an estimated €200-€600 annually but also attract buyers seeking lower long-term running costs, potentially commanding a premium over similarly sized but lower-rated properties.
Amenities
Transport Connectivity: Tramore is served by Bus Éireann routes, providing connectivity to Waterford City, with specific routes typically including the 360 and 350, facilitating access to regional transport hubs.
Local Educational Facilities: The area is well-supported by educational institutions, including Gaelscoil na Déise, Holy Cross National School, and secondary schools like Tramore Vocational School, ensuring accessibility for families.
Healthcare and Retail Access: Residents have convenient access to University Hospital Waterford (a short drive away), local pharmacies like Sam McCauley Chemists, and retail options including Lidl and local boutiques on Main Street.
Hypothesis: The presence of direct Bus Éireann routes to Waterford City, coupled with the range of local schools and healthcare facilities, suggests that this property is well-positioned for families and commuters seeking a balance between coastal town living and access to urban amenities, making it a desirable location for those valuing convenience and community services.
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.