18 Mount Sion Avenue, Waterford City, Co. Waterford, X91 VK1C
8 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 75m² · Detached
Market Position
Below Typical Sale Prices
At €175,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
8 closed sales nearby · 10mo recency · Moderate 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Galtemore Villa, Griffith Place, Waterford, Waterford | 2025-04-25 | 106m² | |
| Roncalli, Luke Wadding St, Waterford City, Waterford | 2025-03-21 | — |
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 Improvement Potential: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000 - €12,000, potentially increasing the property's value by €15,000 - €20,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200 for a D2 to €800-€1,200 for a B2.
Details
- Space Efficiency: The property offers 75.0m² of living space with 2 bedrooms and 1 bathroom, which is smaller than the median of 3 bedrooms and 2 bathrooms typically seen in sales within a 10km radius.
- Value Optimization: Given the 75.0m² size and D2 BER, investing in energy efficiency upgrades and potentially a cosmetic refresh could unlock value, especially considering that properties in the 10km radius have a median of 3 beds and 2 baths.
- Hypothesis: The relatively low BER rating and smaller bedroom/bathroom count compared to the local median suggest that while immediate renovation costs for energy efficiency are moderate (€8,000-€12,000 for a B2), a more substantial refurbishment to add a third bedroom and second bathroom could significantly boost its value, bringing it closer to the €260,000 median sale price in the 5km radius.
Amenities
Transport Connectivity: The property's location in Waterford City offers access to bus routes such as Bus Éireann routes serving the city centre, with the nearest major hub being Waterford Bus Station, approximately 1.5km away.
Details
- Healthcare Access: Residents are well-served by University Hospital Waterford, located approximately 3km from the property, and a number of local pharmacies and GP clinics within a 1km radius.
- Local Services & Walkability: The property is situated within walking distance of the city centre, providing access to various amenities including shops like TK Maxx, supermarkets such as Dunnes Stores, and eateries such as The Reg, all within a 1km radius.
- Hypothesis: While Waterford City offers a comprehensive range of amenities, the property's positioning in Mount Sion Avenue, away from the immediate city centre, may result in a slightly longer walk (around 15-20 minutes) to key retail and transport hubs, implying a slight premium for properties closer to the heart of the city.
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.