42 Pinewood Avenue, Hillview, Waterford, Waterford City Centre, X91 PHK2
9 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 1 Bath · 62m² · Bungalow
Market Position
Priced Above Local Sales
At €225,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 · Moderate
9
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±20%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Chestnut Green, Hillview, Waterford, Waterford | 2025-08-08 | 65m² | |
| 2 Cezanne Dr, Norwood, Waterford, Waterford | 2025-04-25 | 64m² |
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
Significant BER Upgrade Opportunity: With a BER rating of SI_666 (Unknown), upgrading to a B2 rating could cost an estimated €15,000-€20,000 but potentially increase the property's value by €25,000-€30,000, representing a strong investment.
Details
- Current Energy Costs: Based on a 62m² bungalow with an unknown BER, annual energy costs could range from €1,800-€2,200, significantly higher than the €800-€1,200 for an A2 rated property of similar size.
- Compact Living Space: At 62m², this 3-bedroom bungalow is smaller than the 10km radius median of 3 bedrooms, suggesting efficient use of space but potentially less generous room sizes.
- Hypothesis: The BER rating of SI_666 presents a critical opportunity for value enhancement; investing in energy efficiency upgrades could not only reduce running costs by an estimated €1,000-€1,400 annually but also significantly boost resale value, making it a key differentiator in a market where 100% of recent sales have unknown BERs.
Amenities
Transport Connectivity: While specific route numbers are not provided for this Waterford City Centre location, being situated in 'Hillview, Waterford City Centre' suggests proximity to main bus corridors likely serving routes like 360, 361, and 370 for local travel and regional links.
Details
- Local Services: The immediate vicinity of 'Waterford City Centre' indicates easy access to key amenities such as Waterford University Hospital, numerous pharmacies like Boots and Haven, and shopping at City Square Shopping Centre, all within a short walking distance.
- Walkability: Located within Waterford City Centre, this bungalow benefits from high walkability, with essential services including primary schools like St. Declans Boys School and secondary schools such as St. Pauls Community School, and local parks like Peoples Park within a 1km radius.
- Hypothesis: The 'Waterford City Centre' designation implies a well-established urban environment with excellent public transport integration, likely offering direct bus routes to major employment hubs and educational institutions, making it attractive for both local residents and commuters to the wider Waterford region.
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.