7 Deerpark View, Ballymacarbry, Ballymacarbry, Co. Waterford, E91 FH74
3 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 4 Bed · 2 Bath · 131m² · Detached
Market Position
Significantly Above Local Sales
At €385,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 28mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 37% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€385,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — | |
| Sillaheen, Ballymacarbry, Co. Waterford, Waterford | 2023-07-14 | 370m² |
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 Energy Efficiency: The C2 BER rating suggests potential for energy cost savings compared to lower-rated properties, with estimated annual savings of €300-€500 compared to D-rated homes of similar size.
Upgrade Potential: Achieving a B2 BER rating from the current C2 could cost approximately €5,000-€8,000 and potentially increase the property's value by €7,000-€10,000.
Space Efficiency: With 131 sqm and 4 bedrooms, the property offers a good balance of living space, averaging 32.75 sqm per bedroom.
Hypothesis: While the C2 BER is acceptable, investing in further insulation and efficient heating systems to reach a B1 or A3 rating could unlock significant long-term savings, potentially adding a 2-3% premium to the property's value in an increasingly energy-conscious market.
Amenities
Connectivity: The area's connectivity is limited, with no specific bus routes, train stations, Luas or DART stops mentioned as serving Ballymacarbry directly in the provided data.
Local Services: Specific educational, healthcare, shopping, and lifestyle amenities for Ballymacarbry are not detailed in the provided data, making it difficult to assess local convenience.
Walkability Assessment: Information on walkability and pedestrian access, including specific walking routes and infrastructure, is not provided.
Hypothesis: The lack of detailed local amenities and transport connectivity within the provided data for Ballymacarbry suggests that buyers in this area may be more reliant on private transport and the nearest significant town or city for a wider range of services, which could influence long-term value appreciation.
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.