27 Cruachán View, Kilmacthomas, Kilmacthomas, Co. Waterford, X42 K407
4 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €240,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
25 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Croughaun View, Kilmacthomas, Waterford, Waterford | 2023-06-20 | 132.9m² | |
| 8 Cruchan View, Kilmacthomas, Waterford, Waterford | 2023-10-26 | — |
Transactions within a 5.0km radius and 36-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
C1 BER Efficiency: The C1 BER rating suggests moderate energy efficiency, with potential annual savings of €600-€1,000 compared to properties with D or E ratings.
Generous Proportions: At 120m², the property offers a comfortable living space for a 3-bedroom, 2-bathroom semi-detached home, aligning well with family needs.
Value Optimization Potential: Investing in energy efficiency upgrades from C1 to a B2 rating could cost an estimated €6,000-€9,000 and potentially increase property value by €10,000-€15,000.
Hypothesis: Given the C1 BER, there is a significant opportunity to enhance market appeal and long-term running costs by targeting an A3 or B1 rating, which could cost an additional €4,000-€7,000 but potentially yield a further €8,000-€12,000 in capital appreciation.
Amenities
Limited Direct Transport: Kilmacthomas does not have direct access to DART, Luas, or major national train stations; local connectivity relies on bus services.
Essential Local Services: While specific details are sparse, areas like Kilmacthomas typically offer essential local amenities like primary schools, local shops, and health services within a reasonable distance.
Potential for Car Dependency: The lack of immediate access to high-frequency public transport routes suggests that car ownership is likely essential for convenient access to a wider range of employment, retail, and leisure facilities.
Hypothesis: The perceived lower amenity value compared to urban centers might depress property values in Kilmacthomas, but future infrastructure development or increased remote working could shift this dynamic, making properties with good local schools and community facilities more attractive.
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.