33 Croughan View, Kilmacthomas, Co. Waterford, X42 XY48
4 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 2 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €230,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2/10. 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 · 22mo 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. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
22 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
BER C2 Efficiency: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,600-€2,000 compared to €900-€1,300 for B-rated properties.
Details
- Spacious Living Area: With a size of 120.0m², this semi-detached property offers a generous living space, fitting the 'Large' size category, which is generally well-received in the market.
- Consistent Local Configuration: The median number of bedrooms (3) and bathrooms (2) within the 100km radius market align perfectly with this property's specifications, indicating it meets typical buyer expectations for size and configuration.
- Hypothesis: The C2 BER rating, while adequate, represents a significant opportunity for value enhancement; a targeted investment in insulation, heating systems, and window upgrades could not only reduce ongoing energy costs but also significantly boost the property's market value in line with demand for higher-rated homes.
Amenities
Limited Direct Public Transport: Kilmacthomas itself is not directly served by Luas, DART, or specific named Dublin Bus routes; connectivity to larger centres would likely involve local bus services connecting to regional hubs like Waterford City, which has more extensive transport options.
Details
- Local Services Availability: While specific names are not provided, Kilmacthomas typically offers essential local amenities such as primary schools, local shops, pharmacies, and potentially a health centre, catering to daily needs within a 5km radius.
- Green Space Access: The property's location outside of a major urban centre suggests potential for good access to local parks or the countryside, offering walking routes and a generally quieter lifestyle away from dense urban infrastructure.
- Hypothesis: The lack of direct, high-frequency public transport links to major employment hubs may be a key factor contributing to the property's lower asking price relative to its estimated value, indicating that future value growth could be heavily influenced by any planned infrastructure improvements or increased service frequency to Kilmacthomas.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.