36 Manor Street, Waterford City Centre, Co. Waterford, X91 E4WF
12 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 5 Bed · 1 Bath · 104m² · Terrace
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 9mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
12
Transactions Analysed
Within 1.5km
9 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Henry Street, Waterford, Waterford, Waterford | 2025-10-14 | 107m² | |
| 2 Henry St, Waterford, Waterford, Waterford | 2025-10-24 | 107m² |
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 Improvement Opportunity: Upgrading the E1 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €20,000-€25,000, representing a profitable investment.
Space Efficiency Analysis: At 104m², the property offers a generous living space for its 5 bedrooms, providing an average of 20.8m² per bedroom, which is competitive for family homes.
Value Optimization Potential: Given the E1 BER rating, significant value optimization can be achieved by implementing energy efficiency upgrades, reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 for a comparable B-rated property.
Hypothesis: The significant gap between the current E1 BER rating and the higher BER ratings (like A or B) seen in newer or renovated properties within a 1km radius indicates a substantial opportunity for value uplift through targeted energy efficiency retrofits, potentially closing the price gap with the 1km_180d_median_sale_price_same_broad_type of €220,000.
Amenities
Transport Connectivity: While specific bus routes and train station names are not provided in the data, its location in Waterford City Centre suggests access to local bus services connecting to key areas.
Local Facilities Access: Being in Waterford City Centre implies proximity to amenities such as Waterford Crystal Visitor Centre, Reginald's Tower, and various retail outlets on George's Street and Broad Street.
Walkability & Services: The city centre location inherently offers high walkability, with shops, restaurants like Bodega Food Market, and services such as University Hospital Waterford approximately 3km away.
Hypothesis: The central city location of 36 Manor Street, Waterford, implies a strong potential for rental demand from professionals and students attending the nearby SETU (South East Technological University), especially if current rental yields in the immediate area can achieve a 5-7% return, which is typical for well-located urban rental properties.
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.