Coming Soon: Pebble Cove, Portmarnock, Co. Dublin
15 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 2 Bath · 120m² · End of Terrace
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 15 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
15 closed sales nearby · 12mo 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.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €25,899 — 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.
€25,899
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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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.
No asking price is listed. The chart shows the verified closed sales distribution for 15 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
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 16.2% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
12 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 73 St Anne's Square, Portmarnock, Co Dublin, Dublin 13, Dublin | 2025-09-18 | 75m² | |
| 87 St Annes Sq, Portmarnock, Dublin, Dublin 13, Dublin | 2025-10-02 | 76.4m² |
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
Energy Efficiency Advantage: The A2 BER rating translates to estimated annual energy costs of €800-€1,200, compared to €1,800-€2,200 for D-rated properties of similar size in the vicinity.
Details
- Space Configuration: The property offers 2 bedrooms and 2 bathrooms within 120m², which is a lower bedroom count than the median of 4 beds within 1km over 180 days, potentially limiting its appeal to larger families but suiting couples or smaller households.
- Value Optimization Potential: While having an A2 BER rating is excellent, investing €8,000-€12,000 to potentially reach a higher BER might yield a further value increase of €15,000-€20,000, depending on market reception to such upgrades.
- Hypothesis: The current market trends favouring higher-spec properties, coupled with the A2 BER rating, suggests that this property could command a significant premium if marketed towards buyers prioritizing long-term operational cost savings and modern sustainable living, potentially exceeding its current estimated value by over 10%.
Amenities
Transport Connectivity: Portmarnock is served by the DART at Portmarnock Station, providing direct links to Dublin city centre, and is on Dublin Bus routes 32, 42, and 102.
Details
- Lifestyle & Education: Within proximity are Portmarnock Community School, St. Anne's Primary School, and a range of local shops and restaurants along Strand Road, including the popular 'The Grill House'.
- Green Space Access: The property is near Portmarnock Beach, offering extensive walking routes and recreational opportunities, as well as the nearby Malahide Castle & Demesne, a significant cultural and leisure amenity.
- Hypothesis: The ongoing development of the 'Coastal Mobility Route' in North Dublin, which aims to improve cycling and walking links along the coast, will further enhance the desirability and connectivity of areas like Portmarnock, potentially driving up property values for properties with good access to such infrastructure.
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.