Armstrong Cottage, Priests Road, Tramore, Co. Waterford, X91 EW84
19 homes sold nearby. See what they went for — and what to bid on this one.
€255,000 · 2 Bed · 1 Bath · 52m² · Bungalow
Market Position
At the Upper End of Local Sales
At €255,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
19 closed sales nearby · 8mo 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 €255,000, 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 €12,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €255,000, 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.
€12,750
That's what overbidding by just 5% on a €255,000 home costs you — before interest.
A €19 check before a €255,000 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
From €19 for your strategy on a €255,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median. 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 · 41% 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
€255,000
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
8 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 |
|---|---|---|---|
| 2 Knocknarea, Priests Road, Tramore, Waterford | 2025-11-21 | 88m² | |
| 70 Rose Lawn, Tramore, Waterford, Waterford | 2024-11-22 | 88m² |
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 Improvement Opportunity: The D2 BER rating suggests potential for significant value enhancement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Compact Living Space: At 52.0m², this 2-bedroom bungalow is smaller than the median 3-bedroom properties commonly found within a 100km radius, which have a median of 3 bedrooms and 2 bathrooms, suggesting it might be less appealing for larger families.
- Condition Optimization Potential: Given the D2 BER, a focused investment in insulation, heating upgrades, and draught-proofing could yield tangible returns, reducing annual energy costs estimated at €1,800-€2,200 for D-rated properties of this size by potentially €600-€1,000 annually.
- Hypothesis: While the bungalow's size and D2 BER present challenges, a strategic renovation focusing on energy efficiency and potentially a small extension could transform it into a highly desirable, modern dwelling, particularly if market demand for smaller, efficient homes increases in Tramore.
Amenities
Transport Accessibility: Tramore is served by Bus Éireann route 360, providing connectivity to Waterford City, and the nearest train station is Waterford Station, approximately 10km away, offering intercity links.
Details
- Local Retail and Services: Residents have access to a range of local shops and supermarkets in Tramore town centre, including Tesco and Dunnes Stores, along with amenities like the Bank of Ireland and Boots pharmacy.
- Recreational Facilities: Tramore offers significant lifestyle amenities, including Tramore Beach, the Metal Man viewpoint, and numerous cafes and restaurants such as Seagull Cafe and Elements, as well as the Tramore Golf Club.
- Hypothesis: The town of Tramore, while having good local amenities and beach access, lacks direct rail or Luas connectivity to major urban centres, implying that its appeal is primarily for lifestyle-focused buyers or those who can work remotely, rather than daily commuters to Dublin.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.