99 doyle street, waterford, waterford city centre, x91 a3td
49 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 3 Bed · 1 Bath · 50m² · Terrace
Market Position
Priced Within Local Sold Range
At €160,000, this home is priced within the typical range of 49 recent closed sales nearby. There's room to negotiate — seller leverage is 2.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
49 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 €160,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 49 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
49 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.5% 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.
Statistical Confidence · High
49
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 · 49 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 99 Doyle St, Waterford, Waterford, Waterford | 2025-12-10 | 50m² | |
| 23 Doyle St, Waterford, Waterford, Waterford | 2025-06-13 | 58m² |
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 Upgrade Opportunity: Upgrading this G-rated property to a B2 BER could cost an estimated €18,000-€25,000, yet could add €25,000-€35,000 in property value, making it a compelling investment.
Compact Living Space: At 50m² with 3 bedrooms, this terrace offers a compact layout efficient for city living, though it has one less bathroom than the area's median of two bathrooms.
Renovation Potential: The property's BER G rating and compact 50m² size suggest significant potential for value uplift through energy efficiency improvements and strategic interior renovations, enhancing its appeal and market value beyond its current estimated €155,095.
Hypothesis: Given its city centre location, the demand for compact, energy-efficient starter homes or rental properties is likely to increase, making the investment in BER improvements particularly lucrative, as future buyers will prioritize lower running costs and modern standards over initial price.
Amenities
Excellent Transport Links: Located in Waterford City Centre, the property benefits from immediate access to numerous Bus Éireann local routes, and is a short walk from Waterford Plunkett Train Station for intercity connections to Dublin and Limerick.
Vibrant Lifestyle Hub: Residents enjoy a vibrant city centre lifestyle with City Square Shopping Centre, a variety of restaurants like Burzza and The Woodman, and cultural offerings of Theatre Royal all within easy walking distance.
Comprehensive Local Services: The property is well-served by healthcare facilities including University Hospital Waterford (a short drive/bus ride away) and numerous primary and secondary schools such as Mount Sion Secondary School and Ursuline Primary School nearby, plus local childcare options like Bright Beginnings Childcare.
Hypothesis: The dense concentration of amenities, particularly educational and retail, within walking distance will continue to drive demand for city centre living, potentially attracting a diverse demographic of students, young professionals, and small families, further strengthening property values in this central location.
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.