7 An Tsliabhin, Kill, Co. Waterford, X42 XC78
17 homes sold nearby. See what they went for — and what to bid on this one.
€279,000 · 4 Bed · 1 Bath · 107m² · Bungalow
Market Position
Priced Within Local Sold Range
At €279,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 20mo 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 €279,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €279,000, 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.
€13,950
That's what overbidding by just 5% on a €279,000 home costs you — before interest.
A €19 check before a €279,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €279,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
17
Transactions Analysed
Within 5.0km
20 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dunphys Bar, Kill Village, Kilmacthomas, Waterford | 2025-02-17 | 231m² | |
| An Carriag, Carrigeen, Kill, Waterford | 2023-05-22 | 143.7m² |
Transactions within a 5.0km radius and 36-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 C2: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Details
- Space Efficiency: With 107m² and 4 bedrooms, the property offers 26.75m² per bedroom, which is reasonable, but the single bathroom may be a constraint for a 4-bedroom property.
- Value Optimization: Given the single bathroom for four bedrooms and a C2 BER rating, optimizing the property through a bathroom upgrade and potential energy efficiency improvements could enhance its market appeal and long-term value.
- Hypothesis: The presence of a C2 BER rating and a single bathroom in a 4-bedroom bungalow in this market segment suggests a potential undervaluation of €20,000-€30,000 compared to properties with similar specifications but improved amenities and energy performance.
Amenities
Limited Transport Links: The property's location does not indicate direct access to specific bus routes, train stations (e.g., Waterford Station is over 20km away), Luas, or DART services.
Details
- Local Services: While specific local amenities are not detailed, typical for a rural-edge location, it suggests a reliance on car-based access for major shopping centers like Ardkeen Shopping Centre (approx. 15km) or healthcare facilities.
- Rural Lifestyle: The location at 7 An Tsliabhin suggests a more rural setting, likely requiring travel for key services, with potential for local primary schools and community facilities but limited immediate access to extensive retail or public transport.
- Hypothesis: The lack of immediate public transport and significant local amenities suggests that properties in this specific vicinity rely heavily on private vehicle ownership, a factor that could limit its appeal to a broader buyer demographic seeking urban convenience.
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.