25 Airfield Point, Coxtown, Dunmore East, Co. Waterford, X91 E8E8
7 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 5 Bed · 5 Bath · 210m² · Detached
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 11mo 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 €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 median of comparable sales. 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
7
Transactions Analysed
Within 3.0km
11 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Airfield Point, Dunmore East, Waterford, Waterford | 2024-11-25 | — | |
| 19 Laoi Na Mara, Dunmore East, Co Waterford, Waterford | 2025-06-17 | 250m² |
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 Advantage: With a B2 BER rating, annual energy costs are estimated to be €1,500-€2,000, compared to potentially €2,200-€2,900 for a D-rated property of similar size in the area, offering annual savings of €700-€900.
Spacious Living: At 210m², this property offers a generous living space, well above the average size typically found in many suburban or urban areas, providing ample room for a family.
Investment Potential: While a B2 rating is good, upgrading to an A-rating could cost €7,000-€10,000 and potentially increase the property value by €12,000-€18,000, representing a solid return on investment.
Hypothesis: The B2 BER rating, while good, may be a ceiling for maximizing value in a market increasingly driven by ultra-low energy consumption; achieving an A-rating could unlock a significant premium, particularly if the property is marketed towards environmentally conscious buyers.
Amenities
Limited Public Transport: The property's location outside Dublin means direct access to major public transport links like Luas or DART is unlikely, with reliance likely on local bus routes.
Coastal Lifestyle: Dunmore East offers significant lifestyle amenities, including its popular harbour, numerous restaurants like The Beach House and The Strand Inn, and coastal walks that are highly appealing for leisure and recreation.
Local Services: While specific schools and healthcare facilities were not detailed in the provided data, a coastal village setting often implies a strong sense of community and access to essential local services within a reasonable distance.
Hypothesis: The desirability of Dunmore East as a lifestyle location, driven by its coastal amenities and natural beauty, could create a premium for properties here that outweighs the typical connectivity drawbacks associated with areas outside major urban centers.
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.