Apartment 1, Rivercourt, Grattan Quay, Waterford, X91 DK33
40 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 1 Bed · 1 Bath · 53m² · Apartment
Market Position
Priced Within Local Sold Range
At €150,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 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
Before you bid €150,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €15 check before a €150,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 decreased 1.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
40
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 5 The Malthouse, 16 Mary Street, Waterford, Waterford | 2025-10-31 | 41m² | |
| 2 Block A, The Courtyard Apartments, Summerhill, Waterford | 2025-04-30 | 55m² |
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 C3 Efficiency: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: At 53m², this 1-bedroom apartment offers a compact living space, with a price per square meter of €2,830 based on the asking price, which is higher than the 3km median price per sqm of €2,655.
Value Optimization: The property's estimated value of €178,086, when compared to the €150,000 asking price, presents an opportunity to optimize its perceived value through strategic marketing or minor cosmetic improvements.
Hypothesis: Given the C3 BER rating, investing in a heat pump upgrade and improved insulation could reduce annual energy costs by an estimated €500-€800 compared to a D-rated property, making it more attractive to cost-conscious buyers.
Amenities
Transport Links: The property is well-connected, with Waterford Bus Station (serving various regional and national routes) approximately 1km away, and the train station also within walking distance for rail travel.
Local Services: Immediate vicinity offers essential services including University Hospital Waterford (approx. 3km), various pharmacies, and numerous shops and supermarkets along the Quay and Patrick Street.
Walkability: Grattan Quay provides excellent pedestrian access to Waterford city centre, with attractions like the Viking Triangle and Reginald's Tower within a 15-minute walk.
Hypothesis: The strong walkability to Waterford city centre's cultural and retail hubs, combined with proximity to the port area's redevelopment plans, suggests an upward trend in demand for properties in this central location, potentially driving rental yields.
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.