16 Baileys New Street, Waterford, Co. Waterford, X91 K49W
53 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 1 Bath · Apartment
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 53 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
53 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 €8,200 — 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.
€8,200
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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 verified closed sales within 1.5km · 18 months.
No asking price is listed. The chart shows the verified closed sales distribution for 53 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.
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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
53
Transactions Analysed
Within 1.5km
12 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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48a Adelphi Quay, Waterford, Waterford | 2025-07-28 | 66m² | |
| 13 Keiler House, Waterford, Waterford, Waterford | 2025-08-15 | 54m² |
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
Energy Efficiency Gap: With a G BER rating, significant investment is required, estimated at €8,000-€12,000 to upgrade to a B2 rating, which could increase property value by €15,000-€20,000, representing a smart optimization opportunity.
Size vs. Local Norms: At 120m², this 3-bedroom apartment offers a good amount of space, potentially exceeding the average size for similar apartment types within the immediate 1km radius, which saw 17 sales of same-type apartments.
BER Upgrade Potential: Addressing the G BER rating is crucial; upgrading the insulation, windows, and heating system could cost an estimated €8,000-€12,000, but could increase the property's market value by €15,000-€20,000.
Hypothesis: The substantial difference in energy efficiency between this G-rated apartment and the typical B/C-rated properties in the wider 3km radius market, where the median price per sqm is €2,719, suggests that a successful BER upgrade could bridge a value gap estimated at €500-€800 per square meter, equating to €60,000-€96,000 in potential added value.
Amenities
Transport Network: The area is served by Waterford City Bus services, providing local connectivity, and is approximately a 15-minute walk to Waterford train station, offering connections to major Irish cities.
Local Conveniences: Residents have easy access to various amenities including local shops on Baileys New Street itself, with larger retailers such as Dunnes Stores and Tesco within a 1km radius, and the City Square Shopping Centre nearby.
Healthcare and Education: Waterford University Hospital is within a 2km drive, and numerous primary and secondary schools, including St. Paul's Primary School and St. Augustine's Secondary School, are located within walking distance.
Hypothesis: Given the property's location within Waterford city center, its walkability score is likely high, benefiting from the close proximity to Waterford Institute of Technology (WIT) and the revitalisation efforts within the city, suggesting that properties in this immediate vicinity could see steady demand driven by students and urban professionals seeking convenient access to amenities and education.
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.