32 Comeragh Crescent, Dungarvan, Dungarvan, Co. Waterford, X35 V275
14 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 3 Bed · 1 Bath · 121m² · Semi-D
Market Position
Priced Within Local Sold Range
At €370,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 11mo 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 €370,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.5% 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
14
Transactions Analysed
Within 1.5km
11 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Hillview Drive, Dungarvan, Co Waterford, Waterford | 2025-12-17 | 91m² | |
| 34 Byrneville, Dungarvan, Waterford, Waterford | 2025-05-29 | — |
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 C3 Impact: A C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while reducing annual energy costs compared to lower-rated homes.
Space Efficiency: The property offers 121m² of living space across 3 bedrooms and 1 bathroom, which is a standard configuration but could be enhanced by a second bathroom to better align with potential buyer expectations and modern market demands.
Value Optimization: While the current BER is C3, strategic investments in insulation, heating systems, and windows could optimize its energy performance and market appeal, potentially yielding a significant return on investment when considering a €15,000-€20,000 value uplift.
Hypothesis: Given the C3 BER rating and a single bathroom for a 3-bedroom property, there is a significant opportunity to enhance both the property's long-term value and buyer appeal through targeted energy efficiency upgrades and a modest extension for an additional bathroom, potentially recouping over 100% of the investment through increased sale price.
Amenities
Transport Connectivity: Dungarvan town centre is served by Bus Éireann routes 4, 360, and 361, providing connectivity to Waterford City and surrounding areas, with limited direct train or Luas access.
Local Facilities: Residents have access to numerous amenities including Dungarvan Shopping Centre, Lidl, and Tesco, along with healthcare facilities like St. Joseph's Hospital and various local pharmacies.
Walkability: The property is situated within walking distance of Dungarvan town centre, offering easy access to restaurants such as The Tannery and cafes like Mermaids Cafe, as well as recreational spaces like the Waterford Greenway.
Hypothesis: The limited direct public transport links to major urban centres like Dublin from Dungarvan, coupled with the strong local reliance on Bus Éireann, suggests that properties with good walkability to town amenities and proximity to the Waterford Greenway will continue to command a premium due to their lifestyle appeal, even if commuting to distant cities is less convenient.
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.