8 Sycamore Avenue, Lacken Wood, Co. Waterford, Waterford City Centre, X91 HY3V
52 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 52 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
52 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €18,178 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€18,178
That's what a 5% overshoot costs on a home at the local median — before interest.
A €25 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 52 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
52 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 52 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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 16.6% 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
52
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 · 52 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Briot Grove, Templers Hall, Kilbarry, Waterford | 2024-11-08 | 90.4m² | |
| 1 Oak Dr, Lackenwood, Waterford, Waterford | 2025-11-05 | 113m² |
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 C2 Savings: With a C2 BER rating, annual energy costs are estimated to be €1,400-€1,800, which is approximately €400-€800 lower than for comparable D-rated properties in the area.
Size Efficiency: At 120.0m², this 3-bedroom, 3-bathroom semi-detached home offers 40.0m² per bedroom, a comfortable and marketable configuration for the local area.
Value Optimization: While not needing significant immediate upgrades, a BER improvement from C2 to B2 could cost an estimated €8,000-€12,000 and potentially add €10,000-€15,000 in resale value, a modest but worthwhile investment.
Hypothesis: The C2 BER rating, while adequate, presents a clear opportunity for value enhancement; investing in insulation and heating system upgrades could cost €8,000-€12,000 and unlock an additional €10,000-€15,000 in property value, a 1.25x return on investment based on potential value increase.
Amenities
Transport Links: The property is likely served by multiple Bus Éireann routes connecting Waterford City Centre, with the nearest train station being Waterford Train Station, providing regional connectivity.
Local Conveniences: Close proximity to Waterford City Centre means easy access to shops like City Square Shopping Centre, supermarkets such as Tesco and Dunnes Stores, and healthcare facilities like University Hospital Waterford.
Family & Leisure: Within reach of schools such as Presentation Secondary School, St. Declan's National School, and local parks like People's Park, offering ample lifestyle amenities for families.
Hypothesis: The proximity to Waterford City Centre suggests that while specific bus numbers and Luas/DART are not applicable (as it's outside Dublin), the property benefits from the comprehensive public transport network radiating from the city, including likely direct Bus Éireann routes X50, 4, and 67, making commuter access highly efficient.
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.