2 The Village, Ballygunner, Knockboy, Co. Waterford, X91 HCN5
11 homes sold nearby. See what they went for — and what to bid on this one.
€540,000 · 4 Bed · 3 Bath · 232m² · Detached
Market Position
Below Typical Sale Prices
At €540,000, 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.
11 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 €540,000, 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 €27,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €540,000, 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.
€27,000
That's what overbidding by just 5% on a €540,000 home costs you — before interest.
A €19 check before a €540,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 The Village, Ballygunner, Waterford, Waterford | 2025-02-13 | — | |
| 24 Booterstown, Dunmore Rd, Waterford, Waterford | 2025-06-13 | 150m² |
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
Suboptimal BER Rating: The C1 BER rating indicates moderate energy efficiency, with potential for improvement and associated energy cost savings compared to lower-rated homes.
Generous Size for Area: At 232m², the property offers a substantial living space, which is significantly larger than the median 3-bedroom, 2-bathroom properties typically seen in the market data (around 100-150m² implied).
Value Optimization Opportunity: While the BER is C1, investing in energy efficiency upgrades (e.g., insulation, improved heating systems) could cost approximately €5,000-€10,000 and potentially increase the property's market value by €10,000-€15,000, whilst reducing annual energy bills by an estimated €300-€500 compared to a D-rated equivalent.
Hypothesis: The significant size of this detached property, coupled with a C1 BER rating, presents an opportunity for a discerning buyer to invest in energy upgrades and significantly enhance its appeal and long-term value, particularly in an area where larger homes are less common.
Amenities
Limited Public Transport: The provided data does not mention specific bus routes, train stations, or Luas/DART stops serving Ballygunner, Knockboy, Co. Waterford, suggesting potential reliance on private transport.
Local Education Access: While specific school names are not provided for this immediate rural address, the general area would typically be served by primary and secondary schools within a reasonable driving distance, such as in Tramore or Waterford City.
Rural Lifestyle Amenities: This property is located outside of a major urban center, implying access to local village shops and potentially country walks, but likely requiring travel for extensive retail, dining, or specialized healthcare facilities like University Hospital Waterford.
Hypothesis: The rural location of Ballygunner, Knockboy, while offering tranquility and potentially larger plot sizes, signifies a trade-off in public transport connectivity and proximity to major amenities, likely positioning it as a lifestyle choice for those prioritizing space over urban convenience, which could limit its appeal to a narrower buyer pool.
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.