4 Holly Mews, Templars Hall, Waterford City Centre, X91 VFT4
19 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 2 Bath · 83m² · Terrace
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 19 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.
19 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
19
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±9%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Briot Dr, Templars Hall Kilbarry, Waterford, Waterford | 2024-10-10 | 91m² | |
| 23 Briot Dr, Templars Hall Kilbarry, Waterford, Waterford | 2026-02-05 | 91m² |
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 Concern: The SI_666 BER rating is not specified in a standard Irish system (A-G), meaning its energy efficiency is unknown, but if it corresponds to a lower band, potential upgrade costs to a C1 rating could range from €10,000-€15,000, aiming to recoup €12,000-€18,000 in value increase.
Details
- Size Efficiency: At 83.0m², the property offers a reasonable size for a 3-bedroom terrace, aligning with the median of 3 bedrooms in the 10km radius market, suggesting good space utilization for a family.
- Value Optimization Potential: Given the unknown BER, a full energy audit costing approximately €200-€300 could identify specific cost-effective upgrades, potentially increasing the property's value by €5,000-€10,000 if improvements are significant.
- Hypothesis: The undefined 'SI_666' BER rating, if it represents a lower efficiency level, presents a significant opportunity for value enhancement. Investing in targeted energy efficiency upgrades could not only reduce ongoing utility costs by an estimated €800-€1,200 annually compared to a G-rated property but also significantly boost the property's market appeal and resale value.
Amenities
Transport Connectivity: While specific routes aren't listed, Waterford City Centre's location implies access to Bus Éireann routes serving the region, facilitating travel to nearby towns and potentially onward connections to national rail services from Waterford Station.
Details
- Lifestyle Amenities: The city centre location suggests proximity to numerous amenities, including shopping centres like City Square Shopping Centre, various restaurants such as The Grattan Bar and Restaurant, and green spaces like the People's Park, enhancing day-to-day convenience.
- Walkability and Services: Being in Waterford City Centre, the property benefits from excellent walkability to essential services, including pharmacies like Boots, healthcare options such as Waterford Health Centre, and various educational institutions like St. Declans Community College.
- Hypothesis: The central location in Waterford City, while not providing specific transport route numbers in the data, strongly suggests a well-connected area with high walkability to daily essentials and entertainment, making it attractive to a broad range of buyers who prioritize convenience and access to urban amenities over a car-dependent lifestyle.
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.