91 Pebble Bay, Friars Hill, Wicklow Town, Co. Wicklow, A67 F212
20 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 1 Bath · 120m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 20 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
20 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €26,047 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€26,047
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 20 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
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Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.9% 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.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Glendasan Dr, Harbour View, Wicklow Town, Wicklow | 2026-01-29 | 101.2m² | |
| 19 Avonbeg Dr, Harbour View, Wicklow Town, Wicklow | 2024-12-19 | 144.1m² |
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 C3 Improvement Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings of €600-€1,000 compared to its current rating.
Standard Size: At 120.0m², this 3-bedroom detached property aligns with typical dwelling sizes in many suburban areas, but is slightly smaller than the median sale price for a same-type detached property within 1km (€520,000) which might suggest it's not the largest offering.
Value Optimization: The current estimated value of €533,081 for a 120m², 3-bed, 1-bath C3 property represents a price per square meter of €4,442, which is higher than the 1km median of €4,106, indicating a premium for the property's specific attributes or location within Pebble Bay.
Hypothesis: While the C3 BER is a solid starting point, focusing on specific insulation and heating system upgrades could unlock significant value, especially if comparable properties within Pebble Bay are achieving higher BER ratings and commanding higher premiums, turning a standard BER into a competitive advantage.
Amenities
Limited Direct Transport: Friars Hill is primarily served by local access roads, with the nearest significant public transport being Dublin Bus routes operating from Wicklow Town centre, likely requiring a significant walk or short drive to access.
Local Schools and Healthcare: The property is located in proximity to schools such as St. Kevin's National School and Wicklow Educate Together National School, and is within reasonable distance of the major healthcare facilities in the region, including St. Columcille's Hospital.
Retail and Parks Access: Residents have access to shopping facilities in Wicklow Town, including a Lidl and SuperValu, as well as local parks like Abbey Meadow and Wicklow Town Park for recreation, offering a good balance of convenience and leisure.
Hypothesis: The property's positioning outside of Dublin, but within Co. Wicklow, offers a blend of coastal town amenities and proximity to more extensive services in larger centres; however, its walkability to key amenities like frequent public transport may be limited, suggesting a car-dependent lifestyle for optimal access to wider 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.