25 fishermans grove, dunmore east, co. waterford, x91 ee92
10 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 3 Bed · 2 Bath · 116m² · Detached
Market Position
At the Upper End of Local Sales
At €400,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 9mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€400,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
9 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Fishermans Grove, Dunmore East, Co Waterford, Waterford | 2025-11-25 | 116.5m² | |
| 19 Fishermans Grove, Dunmore East, Co Waterford, Waterford | 2025-05-09 | 130m² |
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 Uncertainty: The property's BER rating is currently unknown, mirroring 100% of nearby sold properties, which means a buyer would need to commission an assessment, potentially revealing unforeseen upgrade costs or energy efficiency benefits.
Optimal Size & Configuration: At 116m² with 3 bedrooms and 2 bathrooms, this property aligns perfectly with the typical 3-bed, 2-bath configuration representing the median property size and layout for sales within a 10km radius.
Value Optimization: Given the 'Unknown' BER and prevalent older stock in coastal areas, a strategic investment of €8,000-€12,000 into energy efficiency upgrades (e.g., insulation, heating system) could elevate this home to a B2 rating, potentially increasing its value by €15,000-€20,000 and yielding annual energy savings of €600-€1,000.
Hypothesis: The widespread 'unknown' BER status (100% locally) suggests that homes actively upgraded to a strong B or A rating could disproportionately capture buyer demand in Dunmore East, creating a competitive advantage for early adopters.
Amenities
Transport Connectivity: The property benefits from Local Link Waterford and Bus Éireann Route 360, providing direct bus connectivity to Waterford City, with the nearest train station being Waterford Plunkett Station (approximately 20-25 minute drive).
Education & Healthcare: Dunmore East National School and the Dunmore East Medical Centre are readily accessible within the village, while University Hospital Waterford provides comprehensive care approximately 15km away.
Leisure & Lifestyle: Residents can enjoy a vibrant coastal lifestyle with specific amenities like The Strand Inn and Azzurro restaurants, the picturesque Dunmore East Cliff Walk, and the family-friendly Dunmore East Adventure Centre, all within easy walking distance.
Hypothesis: Dunmore East's unique blend of tranquil coastal living and growing local amenities, particularly for tourism and recreation, is driving demand from buyers seeking a lifestyle change, potentially outperforming areas with more generic urban amenities in terms of long-term value appreciation.
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.