37 Ashley Crescent, Cherrymount, Waterford City, Co. Waterford, X91 DP99
46 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 2 Bath · 87m² · Semi-D
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 46 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
46 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
46 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 8.6% 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
46
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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Ashley Cresent, Cherrymount, Waterford City, Waterford | 2024-12-02 | 104m² | |
| 19 Ashley Ave, Cherrymount, Waterford, Waterford | 2025-03-05 | 92.3m² |
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
Moderate Efficiency: The C2 BER rating suggests moderate energy efficiency, with potential annual energy costs of €1,200-€1,600, compared to €800-€1,200 for B-rated homes of similar size.
Space Adequacy: At 87.0m², the property offers a standard living space for a 3-bed, 2-bath semi-detached home, aligning with the median of 3 beds and 2 baths within local markets.
Value Optimization: Improving the C2 BER rating to a B2 would likely cost between €5,000-€8,000 and could potentially increase the property's value by €8,000-€12,000, offering a sound investment for energy efficiency upgrades.
Hypothesis: The prevalence of properties with unknown BER ratings (100%) in the wider market data suggests a potential market opportunity for properties with clearly documented C2 or higher ratings, which could command a premium as energy efficiency awareness grows, despite the current lack of direct local comparative data.
Amenities
Transport Access: The property is served by local bus routes including the Waterford City Bus Éireann routes 350 and 360, providing connectivity to the city centre and surrounding areas.
Local Conveniences: Proximity to Ardkeen Shopping Centre (approx. 2km) offers access to multiple retail outlets, including a large supermarket, and nearby services like University Hospital Waterford (approx. 3km).
Educational Hub: Within a 3km radius are educational facilities such as St. Declans National School (approx. 1km) and Waterford Institute of Technology (approx. 4km), catering to various age groups.
Hypothesis: The strong connection to Waterford Institute of Technology via bus routes 350 and 360, coupled with the relatively affordable median sale price within a 5km radius, suggests a potential for strong rental yield from students and faculty seeking convenient, value-driven accommodation.
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.