Sea La Vie, Garrarus, Tramore, County Waterford, X91 XR76
4 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 7 Bed · 7 Bath · 463m² · Detached
Market Position
Significantly Above Local Sales
At €1,250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 95% 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
€1,250,000
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 · Low
4
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Garrarus, Tramore, Waterford, Waterford | 2025-12-22 | 463m² | |
| Juverna, The Cove, Tramore, Waterford | 2024-02-09 | 234.7m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, potentially saving €1,000-€1,400 annually compared to an average D-rated property of this substantial 463m² size.
Details
- Expansive and Luxurious: At 463m², classified as '2X Very Large', and featuring 7 bedrooms and 7 bathrooms, this detached property offers exceptionally generous and private living spaces that are rare in the local market.
- Premium Fixtures: The high number of bathrooms (7) relative to bedrooms (7) suggests a very high-spec, en-suite heavy configuration, indicating a premium level of finish and luxury throughout the property.
- Hypothesis: The property's exceptional A2 BER, vast size, and unique 7-bed, 7-bath layout make it a standout asset in terms of intrinsic quality, but its value optimization will be highly dependent on finding a buyer for whom these specific high-end features justify a significant premium over typical local market offerings.
Amenities
Coastal Lifestyle & Connectivity: Situated in Garrarus, the property offers direct access to scenic coastal routes, with Bus Éireann Route 360 providing regular connections to Waterford City and the convenience of Waterford Plunkett Train Station (approximately 18 km) for broader rail links.
Details
- Educational & Recreational Access: The area is well-served by local schools like Holy Cross National School and Ardscoil na Mara in Tramore, complemented by significant recreational amenities including Tramore Beach, Tramore Golf Club, and the Lafcadio Hearn Japanese Gardens.
- Essential Services and Retail: Residents have convenient access to Tramore Medical Centre and various pharmacies, alongside major supermarkets such as SuperValu and Tesco in Tramore, with University Hospital Waterford readily accessible for comprehensive healthcare needs.
- Hypothesis: While providing direct access to the tranquillity of the coastline and local Tramore amenities, the property's value proposition for high-end buyers will be strongly influenced by its perceived remoteness from major urban centers like Dublin, potentially appealing more to those seeking a luxury retreat than a daily commuter base.
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.