36 Johnstown, Waterford City, Co. Waterford, X91 TF2N
10 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 2 Bed · 1 Bath · 55m² · Detached
Market Position
Below Typical Sale Prices
At €145,000, 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.
10 closed sales nearby · 8mo 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 €145,000, 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 €7,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €145,000, 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.
€7,250
That's what overbidding by just 5% on a €145,000 home costs you — before interest.
A €19 check before a €145,000 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
From €19 for your strategy on a €145,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 below the size-adjusted median, 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
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
8 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 |
|---|---|---|---|
| 8 Closegate, Waterford, Waterford | 2025-05-08 | 108.9m² | |
| 19 Mc Connell House, William St, Waterford, Waterford | 2025-06-17 | — |
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 Upgrade Opportunity: With an E2 BER rating, upgrading to a B2 rating could cost an estimated €15,000-€25,000 for a property of this size, potentially adding €20,000-€40,000 to its value and significantly enhancing its market appeal.
Details
- Energy Cost Savings Potential: Improving the E2 BER to a B2 rating could result in annual energy cost savings of €1,000-€2,000, comparing estimated annual costs of €2,200-€2,800 for an E2 property versus €800-€1,200 for a B2-rated home of this size.
- Compact Living: At 55m² with 2 bedrooms and 1 bathroom, this detached property is notably smaller than the local median of 3 bedrooms and 2 bathrooms within a 5km radius, highlighting its appeal to a niche market or potential for expansion.
- Hypothesis: Given its compact size and detached nature, this property offers a unique opportunity for a buyer to potentially extend or reconfigure to align more closely with the local market's preference for 3-bedroom, 2-bathroom homes, thereby unlocking substantial untapped value.
Amenities
Robust Transport Links: The property benefits from strong connectivity via Bus Éireann city routes, including the W1, W2, and W5, which serve the Johnstown area, providing direct access to Waterford City Centre, with Waterford Plunkett Station offering intercity rail connections to Dublin and Limerick Junction.
Details
- Comprehensive Educational & Healthcare Access: Residents have excellent access to educational facilities such as De La Salle College, Waterpark College, Our Lady of Mercy Secondary School, and the South East Technological University (SETU) Waterford Campus, while healthcare needs are met by University Hospital Waterford (UHW) and various local pharmacies like Sam McCauley Chemists.
- Diverse Shopping & Lifestyle Options: Enjoy easy access to extensive retail at City Square Shopping Centre (including Penneys) and various supermarkets including Tesco Poleberry, SuperValu Ballybricken, Lidl, and Aldi, complemented by lifestyle amenities like the scenic People's Park and numerous restaurants and cafes in the nearby city centre.
- Hypothesis: The property's location within a mature and well-serviced area of Johnstown, with its comprehensive range of amenities and strong transport links, is likely to attract first-time buyers and small families seeking established community benefits and convenient urban living, despite its compact size, driving consistent demand for smaller, well-located homes.
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.