Apartment 2.5, Block B, De-Bruin Court, Waterford City Centre, Co. Waterford, X91 PYW8
42 homes sold nearby. See what they went for — and what to bid on this one.
€155,000 · 3 Bed · 1 Bath · 60m² · Apartment
Market Position
Priced Within Local Sold Range
At €155,000, this home is priced within the typical range of 42 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
42 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €155,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €7,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €155,000, 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.
€7,750
That's what overbidding by just 5% on a €155,000 home costs you — before interest.
A €19 check before a €155,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 2.4% 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
42
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 4 De Bruin Court, Poleberry, Waterford, Waterford | 2025-05-19 | 61.5m² | |
| Apt 3 2, De Bruin Court, Poleberry, Waterford | 2025-12-22 | 60m² |
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 B3 Advantage: The B3 BER rating suggests reasonable energy efficiency, potentially costing around €1,200-€1,600 annually for heating and electricity, which is approximately €400-€800 less than a D-rated property of similar size.
Compact Living Space: At 60.0m², the apartment offers 3 bedrooms and 1 bathroom, a functional but potentially tight configuration for a 3-bedroom unit, which could impact comfort and perceived value.
Value Optimization Opportunity: Investing in minor upgrades to improve the BER rating from B3 to B2 could cost approximately €2,000-€4,000 and potentially increase property value by €5,000-€8,000, offering a tangible return.
Hypothesis: The prevalence of 3-bedroom apartments within the 1km radius (17 sales of same broad type) at a median sale price of €160,000, compared to this property's €155,000 asking price, suggests that while the BER is a positive, the internal configuration or condition might be a factor impacting its sale price relative to similar nearby units.
Amenities
City Centre Connectivity: Located in Waterford City Centre, this apartment benefits from immediate access to major bus routes, likely serving areas like Tramore and Dunmore East, with Waterford Train Station approximately a 10-15 minute walk away.
Urban Lifestyle Hub: Residents are within easy reach of The Quays, a vibrant area with numerous restaurants and cafes like Luigi Malones and Bodega, plus shopping facilities including City Square Shopping Centre and Tesco.
Walkable Urban Core: The property offers excellent walkability, with numerous shops, cafes, and the Viking Triangle historical attractions all within a 1km radius, promoting a car-free lifestyle for many errands.
Hypothesis: The high concentration of lifestyle amenities and excellent walkability in Waterford City Centre could justify a premium for properties like this, however, the lower price points for comparable sales within 1km suggest that factors such as building age, apartment condition, or specific block desirability within De-Bruin Court may be more influential than general city centre 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.