Apartment 10, Aylesbury Manor, Waterford City Centre, X91 YT72
46 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 3 Bed · 2 Bath · 58m² · Apartment
Market Position
Priced Above Local Sales
At €170,000, 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.
46 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €170,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
46 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 size-adjusted median. 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 5.4% 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
46
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 404 The Old Infirmary, Johns Hill, Waterford, Waterford | 2024-12-03 | 51m² | |
| 101 The Old Infirmary, Johns Hill, Waterford, Waterford | 2025-09-01 | 84m² |
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 Improvement Potential: Upgrading from the C1 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Compact Living Space: At 58m², this 3-bedroom apartment is smaller than the typical 3-bed properties found within a 10km radius, which have a median sale price of €265,000, suggesting potential space constraints.
- Value Optimization: Given the C1 BER rating, immediate energy cost savings of approximately €400-€800 annually could be achieved by upgrading to a B2 rating, which would also enhance marketability.
- Hypothesis: The current C1 BER rating, while adequate, represents a significant opportunity for value enhancement. Investing in targeted insulation and heating upgrades could not only reduce operational costs but also position the property more competitively against newer builds or those with higher energy efficiency, potentially adding substantial resale value.
Amenities
Transport Hub Access: The property's location in Waterford City Centre offers excellent connectivity, with multiple Waterford City Council bus routes serving the immediate area, including routes 350 and 40, providing direct access to key city locations.
Details
- Educational Proximity: Situated near prominent educational institutions such as the Waterford Institute of Technology (WIT) and Mercy Primary School, this apartment is well-positioned for students and families.
- Retail and Healthcare Convenience: Residents have easy access to various amenities including the Four Seasons Shopping Centre (1km), various pharmacies on John Street, and University Hospital Waterford (2km) within a short distance.
- Hypothesis: The concentration of educational facilities, coupled with the central location offering excellent public transport links and proximity to essential services like the University Hospital Waterford, strongly suggests that properties in this specific area of Waterford City Centre will maintain high rental demand and consistent capital growth due to its strategic appeal to students, professionals, and families.
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.