9 The Waves, Ocean Links, Strandhill, Co. Sligo, F91 Y90W
17 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 5 Bed · 4 Bath · 219m² · Detached
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 17 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.
17 closed sales nearby · 20mo 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 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
17
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±15%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 The Waves, Ocean Links, Strandhill, Sligo | 2025-08-18 | 184m² | |
| 22 The Waves, Ocean Links, Strandhill, Sligo | 2023-11-08 | 165m² |
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 Rating Value: The B3 BER rating is solid; a potential upgrade to a B1 or A3 rating, costing an estimated €8,000-€15,000, could increase the property's market value by €10,000-€20,000 and reduce annual energy costs by an estimated €400-€700 compared to its current rating.
Generous Space Allocation: With 219m² and 5 bedrooms, this detached property offers a substantial living space, well-aligned with premium family housing in desirable areas.
Value Optimization Potential: Minor enhancements to the B3 BER, such as improved insulation or heating system upgrades, costing approximately €5,000-€10,000, could potentially unlock an additional €7,000-€15,000 in resale value.
Hypothesis: The B3 BER rating, while good, positions the property to benefit significantly from future green initiatives and retrofitting grants, potentially leading to a faster appreciation in value for those owners who invest in upgrading to A-rated status, further distancing it from older stock.
Amenities
Coastal Lifestyle Access: Strandhill offers excellent lifestyle amenities including Strandhill Beach for surfing and walking, and the renowned Voya Seaweed Baths.
Local Retail and Dining: Residents have access to local shops in Strandhill village, along with cafes like Lily & Wild and restaurants such as The Seafood Bar, catering to daily needs and leisure.
Educational Proximity: While specific primary and secondary schools are not detailed in the provided data, Sligo town centre, approximately a 10-minute drive away, hosts Scoil Ursula, St. John's Castle, and IT Sligo.
Hypothesis: The primary driver of value in Strandhill, beyond the property itself, is its unique blend of coastal lifestyle and accessibility to Sligo town's amenities, creating a desirable location for both lifestyle buyers and those seeking relative convenience to regional 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.