Cuan Aisling, The Cove, Tramore, Co. Waterford, X91 W6P8
9 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 5 Bed · 3 Bath · 200m² · Detached
Market Position
Priced Within Local Sold Range
At €635,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 11mo 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 €635,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
9
Transactions Analysed
Within 1.5km
11 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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Midvale, Cove Rd, Tramore, Waterford | 2025-08-29 | 165m² | |
| 19 Cliff Rd, Tramore, Waterford, Waterford | 2025-10-20 | 177m² |
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 Upgrade Potential: With an E1 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Significant Size Advantage: At 200m², this property is considerably larger than the typical 3-bedroom, 2-bathroom homes in the wider market which have a median of 3 beds and 2 baths.
Configuration Mismatch: While boasting 5 bedrooms, the E1 BER rating and lack of specific upgrade information may deter buyers seeking modern energy efficiency and lower running costs, potentially impacting its value proposition.
Hypothesis: The substantial size of this 5-bedroom home, combined with its E1 BER rating, indicates a potential market for buyers who prioritize space over immediate energy efficiency, but it also presents a clear opportunity for a value uplift through targeted energy upgrades that could significantly narrow the gap between its current asking price and the estimated value.
Amenities
Limited Public Transport: No specific bus routes, train stations, Luas, or DART stations are listed as directly serving Cuan Aisling, The Cove, Tramore, suggesting reliance on private transport.
Local Retail Presence: Tramore town centre, approximately 2km away, offers a range of supermarkets like Tesco and Aldi, along with local shops and pharmacies, catering to daily needs.
Leisure and Education Hub: The area benefits from amenities such as Tramore Beach, Cooper's Hill Nature Reserve, Tramore Golf Club, and secondary schools like Tramore Secondary School, enhancing lifestyle appeal.
Hypothesis: The lack of direct public transport links to major hubs like Waterford City, coupled with its coastal location, suggests this property appeals more to those seeking a lifestyle-oriented residence in a strong local community rather than a commuter-centric home, with its value largely tied to the intrinsic appeal of Tramore's amenities.
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.