29 Meadowbank, Baile Na NDeise, Waterford, Waterford City Centre, X91 C9TN
27 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €250,000, 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.
27 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 16.4% 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
27
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Meadow Bank, Baile Na Deise, Waterford City, Waterford | 2025-09-10 | 94.2m² | |
| 83 Meadowbank, Baile Na Ndeise, Cork Road, Waterford | 2025-08-07 | 93.3m² |
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
Energy Cost Savings: With a C2 BER rating, this property offers estimated annual energy costs of €1,200-€1,600, providing significant savings of €600-€1,000 compared to D-rated properties of similar size, which typically incur €1,800-€2,200 annually.
Spacious Living: At 120m², this 3-bedroom semi-detached home offers a generous living area, providing ample space that comfortably exceeds the average for a 3-bedroom property in the area.
Superior Bathroom Configuration: The property's 3-bedroom, 3-bathroom layout stands out, offering a superior ratio compared to the local median of 2 bathrooms for properties within a 5km radius over the past 180 days, enhancing its appeal and convenience.
Hypothesis: The property's combination of a C2 BER, generous 120m² size, and three bathrooms positions it as a highly desirable, modern option in the Waterford market, likely commanding a premium from buyers prioritising comfort, efficiency, and functionality.
Amenities
Excellent Transport Links: The property at Meadowbank benefits from convenient access to Bus Éireann routes (e.g., 360, 362) along the Cork Road, with Waterford Plunkett Station offering train services to Dublin within a 10-minute drive.
Comprehensive Educational & Retail Access: Families have access to South East Technological University (SETU) and numerous primary and secondary schools within a 3km radius, complemented by extensive shopping options at City Square Shopping Centre and Ardkeen Retail Park.
Vibrant Lifestyle & Healthcare: Enjoy leisure at the People's Park (approx. 2km away) and a diverse culinary scene in the Viking Triangle, while benefiting from essential healthcare services at Waterford University Hospital, all within close proximity.
Hypothesis: The concentration of educational institutions, healthcare facilities, and ongoing urban development projects near Meadowbank is likely to continually boost property values, attracting both families and professionals seeking a well-serviced and connected community.
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.