3a Páirc Na Mbláth, Ballinroad, Dungarvan, Co. Waterford, X35 FE83
28 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 2 Bath · 85m² · Apartment
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 closed sales nearby · 23mo 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 €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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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Financial Exposure · 22% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€285,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
28
Transactions Analysed
Within 5.0km
23 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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Pairc Na Blath, Ballinroad, Dungarvan, Waterford | 2024-12-05 | 89m² | |
| 21 Boithrin Na Mhuileann, Abbeyside, Dungarvan, Waterford | 2023-09-14 | 67.8m² |
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 Potential: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000 based on typical market premiums for improved energy performance.
Space Efficiency: At 85.0m², this 2-bedroom, 2-bathroom apartment offers a comfortable living space, aligning well with typical apartment configurations for its size, ensuring efficient use of the square footage.
Value Optimization: While the C2 BER is acceptable, optimizing the property's energy performance further could unlock additional value; for instance, focusing on insulation and heating upgrades could reduce annual energy costs by an estimated €500-€800 compared to lower-rated properties.
Hypothesis: Given the C2 BER rating, further investment in energy efficiency upgrades, such as improved insulation or more efficient heating systems, could significantly enhance the property's appeal and long-term value, particularly in markets increasingly focused on sustainability and lower running costs.
Amenities
Local Transport Links: The property is located in Ballinroad, Dungarvan, which is served by Bus Éireann routes, providing connectivity to Dungarvan town center and surrounding areas; there are no DART, Luas, or major train stations directly serving this specific rural location, requiring travel to larger towns for such services.
Essential Services Nearby: Within Dungarvan town, residents have access to amenities such as Dungarvan Community Hospital, numerous pharmacies like Boots and Horgan's, and retail options including larger supermarkets like Tesco and Lidl, as well as local boutiques.
Lifestyle and Education: The area benefits from proximity to educational facilities like St. Augustine's College and the Waterford Institute of Technology (WIT) Dungarvan Campus, alongside lifestyle options such as the numerous restaurants and cafes in Dungarvan town and the scenic Waterford Greenway for recreation.
Hypothesis: The 'outside Dublin' location implies a reliance on local and regional transport and services; however, the consistent presence of essential amenities within a reasonable driving distance to Dungarvan, coupled with the appeal of the Waterford Greenway, makes this a desirable location for those seeking a balance between rural tranquility and access to town conveniences.
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.