Apartment 27, Bridgeview Court, Bridge Street, Waterford, X91 FY66
38 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 2 Bed · 1 Bath · 64m² · Apartment
Market Position
Priced Within Local Sold Range
At €180,000, this home is priced within the typical range of 38 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
38 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €180,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, 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.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 38 verified local sales · High confidence
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Price Distribution Analysis
38 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 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 6.2% 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
38
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Bridgeview Court, Bridge St, Waterford, Waterford | 2025-07-24 | 70m² | |
| Apt 43, Penrose Court, Anne Street, Waterford | 2025-02-26 | 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 Rating Impact: With a SI_666 BER rating, this apartment likely incurs higher annual energy costs compared to properties with higher ratings; upgrading from a D-rated equivalent to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Space Efficiency: At 64m², this 2-bedroom apartment offers a reasonable size for its type, with 31.25m² per bedroom, which is standard for urban apartment living and generally appealing to couples or small families.
Value Optimization Potential: Given the SI_666 BER rating, investing in energy efficiency upgrades offers a clear path to both reducing long-term running costs and enhancing the property's resale value, a key factor for any buyer.
Hypothesis: The SI_666 BER rating suggests that the building's original construction or retrofitting efforts may not have prioritized modern energy efficiency standards; therefore, buyers should factor in potential future costs for insulation, window upgrades, or heating system improvements to align with market expectations and reduce operational expenses.
Amenities
Connected Hub: While specific bus routes are not listed, apartments in Bridgeview Court, Waterford typically benefit from proximity to City Direct and Local Link bus services connecting to Waterford City Centre and surrounding areas.
Urban Essentials Nearby: Within Waterford city, residents have access to University Hospital Waterford, Tesco and Lidl supermarkets, and various amenities like Georges Street for retail and dining options.
Walkable City Living: Bridge Street is centrally located, offering good walkability to Waterford's historic quarter, the Viking Triangle, and the riverfront, with access to People's Park for green space.
Hypothesis: The €2,533 median price per square meter within a 1km radius, significantly higher than the €189,500 median sale price for similar broad types within 3km, suggests that the concentrated amenities and connectivity within Waterford City Centre, where this apartment is located, command a substantial premium not replicated in more suburban or rural settings.
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.