93 Meadowbank, Baile na NDeise, Waterford, X91 WCX6
22 homes sold nearby. See what they went for — and what to bid on this one.
€299,000 · 3 Bed · 3 Bath · 88m² · Semi-D
Market Position
Priced Above Local Sales
At €299,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
22 closed sales nearby · 11mo 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 €299,000, 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 €14,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,000, 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.
€14,950
That's what overbidding by just 5% on a €299,000 home costs you — before interest.
A €19 check before a €299,000 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 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.
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 13.5% 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.
Financial Exposure · 10% 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
€299,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
22
Transactions Analysed
Within 1.5km
11 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Meadow Bank, Baile Na Deise, Waterford City, Waterford | 2025-09-10 | 94.2m² | |
| 83 Meadowbank, Baile Na Ndeise, Cork Road, Waterford | 2025-08-07 | 93.3m² |
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 Context: The SI_666 BER rating is not specified, but assuming it's below a C rating, upgrading from a D to a B2 rating would typically cost €8,000-€12,000 and could increase property value by €15,000-€20,000.
Space Efficiency Analysis: At 88.0m², this 3-bedroom, 3-bathroom semi-detached property offers a good ratio of bathrooms to bedrooms, maximizing usability for family living.
Value Optimization Potential: Given the 3 bathrooms for 3 bedrooms, this layout is well-configured for modern living, potentially reducing the need for costly future renovations to add bathing facilities.
Hypothesis: If the SI_666 BER rating indicates an energy efficiency of D or lower, investing in upgrades could unlock significant value, as indicated by the €15,000-€20,000 potential value increase for a B2 rating, while the current configuration is already strong for buyer appeal.
Amenities
Transport Connectivity: While specific routes are not detailed for Baile na NDeise, Waterford City itself is served by Bus Éireann routes including 4, 16, and 360, with Waterford train station providing national rail links.
Local Educational Access: The area is likely to have primary schools such as St. Declan's Primary School and secondary options like St. Paul's Secondary School, common in Waterford urban outskirts.
Retail and Healthcare Hub: Expect proximity to local shopping centres like Ardkeen Shopping Centre and healthcare facilities such as University Hospital Waterford, typical for a property located on the outskirts of a regional capital.
Hypothesis: The presence of University Hospital Waterford within a reasonable commuting distance, coupled with established transport networks within Waterford City, suggests that despite being located 'outside Dublin', properties in Baile na NDeise can offer strong practical amenities for local employment and services, potentially appealing to a demographic less reliant on commuting to the capital.
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.