11 Arlington Road, Blackthorn Hills, Ferrybank, Dunkitt, Co. Kilkenny, X91 N8WK
15 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 3 Bath · 120m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
These signals interact — full analysis in report.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 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.
Asking price sits marginally below the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.9% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 120 Rockenham, Ferrybank, Waterford, Waterford | 2025-05-19 | 88m² | |
| 12 Christendom Mews, Ferrybank, Waterford, Kilkenny | 2025-05-15 | 75m² |
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
BER Rating Insight: With a C2 BER rating, this property's annual energy costs are estimated to be between €1,400-€1,800, compared to €1,800-€2,200 for D-rated properties of similar size.
Details
- Space Efficiency: The 120m² size with 3 bedrooms and 3 bathrooms is well-proportioned, fitting the median 3-bedroom and 2-bathroom configuration observed across market data within 10km.
- Value Optimization: While BER C2 is respectable, a targeted upgrade to a B rating would require an estimated €6,000-€9,000 in insulation and heating improvements, potentially adding €10,000-€15,000 in value and further reducing annual energy costs.
- Hypothesis: The C2 BER rating presents a moderate opportunity for value enhancement; a strategic investment in loft and cavity wall insulation, combined with upgrading to a modern thermostat, could elevate the BER to B2 or B1, significantly increasing market appeal and long-term resale value.
Amenities
Transport Connectivity: While specific routes aren't detailed for this precise address, Ferrybank is generally served by Bus Éireann routes (e.g., 303, 304) connecting to Waterford city, with Waterford train station providing national rail links.
Details
- Educational & Healthcare Access: Local amenities include St. Paul's Primary School and Ferrybank CBS, with University Hospital Waterford located approximately 3km away, ensuring essential services are within reach.
- Local Lifestyle: The area offers local shopping at Ferrybank Shopping Centre, with dining options and parks like the Abbey Community Centre grounds providing recreational space.
- Hypothesis: The proximity to Waterford city, coupled with ongoing investment in local infrastructure and community facilities in Ferrybank, suggests that improved public transport links and further development of green spaces could significantly enhance property values in this area over the next five years.
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.