Apartment 28, Block A, Glencove Apartments, Ferrybank, Co. Waterford, X91 KN34
18 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 2 Bed · 2 Bath · 112m² · Apartment
Market Position
At the Upper End of Local Sales
At €390,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
18 closed sales nearby · 12mo 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 €390,000, 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 €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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.
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 7.4% 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.
Financial Exposure · 11% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€390,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
12 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Glencove, Dunmore Road, Waterford, Waterford | 2024-11-28 | 100m² | |
| 17 Sandy Ridge, Ardkeen Woods, Dunmore Rd, Waterford | 2025-06-24 | — |
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 C1 Improvement Opportunity: A BER C1 rating suggests potential for energy efficiency upgrades. Investing €8,000-€12,000 in insulation and heating system improvements could lift the BER to a B2 rating, potentially increasing property value by €15,000-€20,000.
Generous Living Space: At 112m², this apartment offers 19.5% more space than the average 3-bedroom property in the 10km radius (median beds: 3), providing a comfortable living environment.
Value Optimization Potential: The property's current valuation of €271,241.16 is significantly lower than its asking price of €390,000, indicating a substantial opportunity for price adjustment to align with market reality.
Hypothesis: While the BER C1 is acceptable, the significant price difference between the estimated value and asking price suggests that focusing on BER upgrades and cosmetic enhancements could yield a strong return on investment, potentially bridging the gap between €270,000 and a more realistic market price of €300,000-€320,000.
Amenities
Ferrybank Connectivity: This location is served by multiple Waterford City Bus routes, providing direct access to the city centre and Waterford train station, which offers regular services to Dublin.
Local Services Abound: Nearby amenities include SuperValu Ferrybank for shopping, alongside essential services such as University Hospital Waterford and a range of primary and secondary schools like Ferrybank Educate Together National School.
Green Space Access: Residents can enjoy the scenic Waterford Greenway accessible from Ferrybank, offering walking and cycling routes, and the proximity to the River Suir provides pleasant pedestrian access.
Hypothesis: The strategic location of Ferrybank, with its established bus network connecting to Waterford city and its array of local schools and healthcare facilities, positions it as a strong residential area that could see continued demand and value growth, especially with ongoing infrastructure development plans for the region.
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.