19 Elgon Walk, Ardkeen Village, Waterford City Centre, X91 X2A8
60 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 4 Bed · 3 Bath · 127m² · Semi-D
Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 60 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
60 closed sales nearby · 10mo 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 €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €25 check before a €385,000 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 60 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
60 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.6% 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
60
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 60 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Elgon Walk, Ardkeen Village, Dunmore Rd, Waterford | 2026-01-28 | 127m² | |
| 23 Appian Close, Ardkeen Village, Dunmore Rd, Waterford | 2025-11-21 | 122m² |
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 Rating Value: With a C1 BER rating, this property is positioned above the average in terms of energy efficiency; however, upgrading to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: At 127.0m², this semi-detached home offers a comfortable living space, fitting the typical size profile of a 4-bedroom property in the current market, suggesting good spatial configuration.
Value Optimization Potential: While the BER is C1, investing in further insulation and efficient heating could enhance its appeal and potentially add value, especially if comparable properties in Ardkeen Village achieve higher BER ratings.
Hypothesis: The C1 BER rating suggests an opportunity for value enhancement; by investing in targeted upgrades to reach a B-rating, the owner could unlock an estimated 15-20% return on investment in energy efficiency, particularly if the local market strongly favors higher BERs in future sales.
Amenities
Transport Connectivity: This location offers convenient access to local bus services, with numerous routes serving Waterford City Centre and surrounding areas, facilitating easy commuting.
Local Facilities: Residents have access to amenities such as University Hospital Waterford and the Ardkeen Shopping Centre, providing essential healthcare and retail options within close proximity.
Educational Proximity: Several primary and secondary schools, including Scoil Naoimh Eoin and De La Salle College, are located within a short distance, making this an attractive area for families.
Hypothesis: The Ardkeen area's strong integration with Waterford City Centre's transport network, coupled with the presence of key institutions like University Hospital Waterford and Ardkeen Shopping Centre, suggests a sustained demand for properties here, driven by convenience and essential services that bolster long-term property value.
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.