37 Green Street, Waterford, Waterford City Centre, X91 EC3H
10 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 1 Bed · 1 Bath · 48m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €145,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 14mo 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.
These signals interact — full analysis in report.
€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
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 median of comparable sales, 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
14 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 |
|---|---|---|---|
| 13 St Martins Ave, Waterford, Waterford | 2025-08-11 | 44m² | |
| 3 Manor Hill Terrace, Waterford, Waterford, Waterford | 2025-03-03 | 45m² |
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 Rating Investment: With a BER rating of SI_666 (Unknown), upgrading to a C rating could cost €5,000-€8,000 and potentially increase property value by €10,000-€15,000, with estimated annual energy savings of €500-€700 compared to a typical D-rated property.
Compact Living Space: At 48.0m², this 1-bedroom end-of-terrace property offers a compact living space, which may be below the average size for properties in areas with higher median sale prices.
Value Optimization Opportunity: The current asking price of €145,000 compared to the estimated value of €235,383 presents a significant opportunity for value optimization through essential upgrades like BER improvements, estimated to cost €5,000-€8,000.
Hypothesis: Given the unknown BER rating and compact size, a strategic renovation focusing on improving energy efficiency and potentially reconfiguring the internal layout could unlock substantial value, transforming it from a lower-quality offering into a more desirable and higher-value asset in a market that increasingly prioritizes both cost-efficiency and modern living standards.
Amenities
City Centre Connectivity: Located in Waterford City Centre, X91EC3H, this property benefits from proximity to numerous bus routes including local Waterford City services, offering excellent connectivity within the city.
Local Amenities Abound: Within walking distance are key amenities including the Waterford Crystal, various shops on the Quay, and numerous restaurants and cafes such as the Copper Still and Geoffs Cafe.
Healthcare Proximity: Access to healthcare is convenient with University Hospital Waterford located a short drive away, and various local pharmacies and clinics in the immediate city centre area.
Hypothesis: The prime city centre location in Waterford, despite being an 'outside Dublin' property, offers a compelling lifestyle and convenience factor due to its direct access to public transport, extensive retail and dining options, and essential services, which can significantly drive rental demand and long-term capital appreciation for properties that are well-maintained and competitively priced.
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.