43 Woodlawn Grove, Cork Road, Waterford City Centre, Co. Waterford, X91 XR5E
31 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 1 Bath · 90m² · Semi-D
Market Position
Below Typical Sale Prices
At €230,000, 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.
31 closed sales nearby · 10mo 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
31 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 median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
31
Transactions Analysed
Within 1.5km
10 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 83 Meadowbank, Baile Na Ndeise, Cork Road, Waterford | 2025-08-07 | 93.3m² | |
| 84 Meadow Bank, Baile Na Deise, Waterford City, Waterford | 2025-09-10 | 94.2m² |
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 Opportunity: The C1 BER rating offers a good starting point, but strategic upgrades could significantly improve its marketability and energy efficiency.
Upgrade Potential Value: Investing €8,000-€12,000 to upgrade the BER from C1 to B2 could increase the property's value by an estimated €15,000-€20,000, based on typical market premiums for higher energy efficiency.
Size Efficiency: At 90m² with 3 bedrooms, the property offers a reasonable space allocation, aligning with typical family needs in the area, with a potential to optimize internal layout for better flow.
Hypothesis: Focusing on targeted energy efficiency upgrades, such as improving insulation and heating systems, could differentiate this property in the market and unlock a premium of 5-8% over its current estimated value within a year.
Amenities
Transport Connectivity: While specific routes aren't detailed for this exact location, Waterford City Centre generally benefits from numerous Waterford Bus routes connecting to surrounding areas and national transport hubs.
Local Services Proximity: Waterford City Centre offers a wide array of amenities including the Waterford Health Centre, various pharmacies, and numerous retail options like George's Street Market and the VILE Shopping Centre.
Educational Access: Proximity to the city centre implies easy access to educational institutions like St. Declan's Community College, St. Paul's Primary School, and Waterford Institute of Technology (WIT).
Hypothesis: The property's location in Waterford City Centre, a hub for public transport and essential services, combined with its attractive pricing, positions it to benefit from planned urban regeneration projects, potentially increasing its value by 10-15% over the next two years.
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.