40 Cuan Na Greine, Crooke, Passage East, Co. Waterford, X91 H2W0
6 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 4 Bed · 3 Bath · 112m² · Semi-D
Market Position
Below Typical Sale Prices
At €285,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 13mo recency · Moderate 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.
Instant access · No subscription · Refund if not useful
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.
These signals interact — full analysis in report.
€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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 · Moderate
6
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±16%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Cuan Na Greine, Crooke, Passage East, Waterford | 2025-06-13 | 101m² | |
| 14 Cuan Na Greine, Crooke, Passage East, Waterford | 2025-02-24 | 95m² |
Transactions within a 3.0km radius and 24-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 Efficiency Advantage: With a B BER rating, this property likely has annual energy costs of €1,000-€1,500, representing potential annual savings of €500-€1,000 compared to a D-rated property of similar size in the area.
Space Configuration: The property offers 112.0m² with 4 bedrooms and 3 bathrooms, a good balance that aligns with family needs and potentially higher resale value in many Irish markets.
Value Optimization: Investing in potential upgrades to an A-rated BER could cost approximately €10,000-€15,000 and could yield a property value increase of €20,000-€30,000, based on typical market premiums for superior energy efficiency.
Hypothesis: The B BER rating positions this property competitively; however, a targeted investment in further insulation and renewable energy sources, potentially costing €5,000-€8,000, could elevate it to an A-rating, commanding a premium of 5-8% over comparable B-rated sales.
Amenities
Transport Connectivity: While specific route numbers aren't provided for this rural location, Passage East is typically served by local bus services connecting to Waterford City, offering basic public transport options.
Local Amenities: The area is known for its scenic Waterford Greenway access, local cafes in Passage East village, and proximity to Waterford City for a wider range of shopping and retail facilities.
Healthcare Access: Residents have access to healthcare facilities within Waterford City, including University Hospital Waterford, a major regional hospital approximately 20-30 minutes drive away.
Hypothesis: The lack of specific public transport route data and the distance to essential services in Waterford City suggests that while offering a tranquil lifestyle, this property's appeal to commuters or those reliant on public transport may be limited, potentially impacting its future value appreciation compared to better-connected areas.
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.