42 Morgan Street, Waterford City, Co. Waterford, X91 XNN4
12 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 2 Bath · 95m² · Detached
Market Position
Below Typical Sale Prices
At €220,000, 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.
12 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 12 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
12 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 size-adjusted median, 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
12
Transactions Analysed
Within 1.5km
9 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Galtemore Villa, Griffith Place, Waterford, Waterford | 2025-04-25 | 106m² | |
| Roncalli, Luke Wadding St, Waterford City, Waterford | 2025-03-21 | — |
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 Upgrade Opportunity: With an E2 BER rating, strategic upgrades to achieve a B2 rating could cost an estimated €12,000-€18,000, yet potentially increase the property's market value by €20,000-€30,000, representing a smart investment.
Details
- Annual Savings Potential: An E2 BER rating typically results in estimated annual energy costs of €2,000-€2,500 for a 95m² detached home; improving to a B2 rating could reduce these costs to €1,000-€1,500, offering substantial annual savings of €1,000-€1,500.
- Optimal Configuration Match: This 3-bedroom, 2-bathroom detached property aligns perfectly with the median bedroom and bathroom count for sales within a 5km radius, indicating its highly desirable and standard configuration for the local market.
- Hypothesis: The E2 BER rating, while a current drawback, presents a clear opportunity for buyers to invest in energy efficiency upgrades, thereby enhancing long-term appeal and value, especially as sustainability becomes a growing priority for Irish homebuyers.
Amenities
Excellent Central Connectivity: Located on Morgan Street in Waterford City, this property benefits from immediate access to numerous Bus Éireann city routes (e.g., W1, W2) and is conveniently situated approximately 1.5km from Waterford Plunkett Train Station, offering direct rail links to Dublin and Limerick.
Details
- Rich Educational & Lifestyle Hub: The property is within comfortable walking distance of key educational facilities like the SETU Waterford Gracedieu Campus and various primary/secondary schools (e.g., Mount Sion CBS Primary, De La Salle College), alongside vibrant lifestyle hubs such as City Square Shopping Centre and the People's Park (approximately 700m away).
- Comprehensive Local Services: Essential healthcare access is robust, with University Hospital Waterford located approximately 3km away, complemented by numerous local GP clinics and pharmacies, ensuring all daily needs and medical requirements are met conveniently within the city.
- Hypothesis: The strategic central location on Morgan Street, offering unparalleled access to public transport, established educational institutions, and a vibrant city centre, will increasingly drive demand from urban professionals and families prioritizing convenience and a car-independent 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.