48 Murphy Place, Abbeyside, Dungarvan, Co Waterford, X35 RD36
22 homes sold nearby. See what they went for — and what to bid on this one.
€199,000 · 3 Bed · 1 Bath · 68m² · Terrace
Market Position
Priced Within Local Sold Range
At €199,000, this home is priced within the typical range of 22 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
22 closed sales nearby · 8mo 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 €199,000, 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 €9,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €199,000, 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.
€9,950
That's what overbidding by just 5% on a €199,000 home costs you — before interest.
A €19 check before a €199,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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 · High
22
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±6%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48 Murphy Place, Abbeyside, Dungarvan, Waterford | 2025-11-10 | 67.5m² | |
| 11 King St, Abbeyside, Dungarvan, Waterford | 2025-10-10 | 47.4m² |
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 Improvement Potential: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and is projected to increase property value by €15,000-€20,000.
Energy Cost Discrepancy: This D2 rated property likely incurs annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 estimated for comparable B-rated properties.
Configuration Mismatch: With only 1 bathroom for 3 bedrooms, this configuration is less desirable than the median of 2 bathrooms found in properties within a 100km radius over the last 90 days, potentially impacting resale appeal.
Hypothesis: The current D2 BER rating represents a significant opportunity for value enhancement; investing in insulation, heating system upgrades, and solar panels, estimated at €8,000-€12,000, could yield a 25% return on investment through increased resale value and substantial annual energy savings, particularly as energy efficiency becomes a stronger market driver.
Amenities
Transport Connectivity: While specific local routes are not detailed, Abbeyside is a suburb of Dungarvan, which is typically served by Bus Éireann routes connecting to Waterford city and other towns in the region, facilitating regional travel.
Local Services Access: Dungarvan town centre offers a range of amenities including Dunnes Stores, Lidl, and various local shops and pharmacies like Meade's Pharmacy, providing convenient access to daily necessities.
Educational Proximity: The area is served by primary schools such as St. Augustine's National School and secondary options like St. Augustine's College, within a reasonable distance for families.
Hypothesis: Given Dungarvan's status as a significant coastal town, the presence of Bus Éireann routes connecting to Waterford city (approx. 50km away) suggests a commute time of around 1 hour, making it a viable, albeit not immediate, option for those working in the city, with local amenities in Abbeyside and Dungarvan catering well to daily life.
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.