Apartment 4, Calder House, Paddy Browne'S Road, Waterford City Centre, Co. Waterford, X91 DK49
9 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 2 Bed · 2 Bath · 60m² · Apartment
Market Position
At the Upper End of Local Sales
At €160,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
9 closed sales nearby · 9mo recency · Moderate 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 €160,000, 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 €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Shandon Court, Upper Yellow Rd, Waterford | 2025-03-07 | 71m² | |
| 39 Blackberry Fields, Carrickpherish Road, Waterford City, Waterford | 2025-08-22 | 387m² |
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 Efficiency: A C1 BER rating suggests moderate energy efficiency, with potential annual savings of approximately €800-€1,200 compared to G-rated properties of similar size.
Size Efficiency: At 60m², this 2-bedroom, 2-bathroom apartment is reasonably sized for its type, offering a 1:30m² bedroom ratio, which is efficient for urban living.
Value Optimization Potential: Upgrading the BER from C1 to B2 could cost an estimated €7,000-€10,000 and is likely to increase the property's value by €10,000-€15,000.
Hypothesis: While the C1 BER is acceptable, the investment in improving insulation and heating systems to achieve a B1 or A3 rating could yield a return on investment of over 100% in terms of increased market appeal and saleability, particularly if similar properties in the immediate vicinity have superior energy ratings.
Amenities
Transport Hub Proximity: Located in Waterford City Centre, it benefits from excellent connectivity with numerous Bus Éireann routes serving Paddy Browne's Road, providing access to various parts of the city and county.
Retail and Services Access: Proximity to local shops and supermarkets within the city centre, likely including options like Tesco and Dunnes Stores, ensures convenient daily shopping.
Healthcare Facilities: Access to healthcare is strong, with Waterford University Hospital and numerous GP clinics and pharmacies located within a short distance in the city centre.
Hypothesis: The central location within Waterford City Centre, offering walkability to essential services like shops (e.g. George's Street), educational institutions (e.g. WIT main campus nearby), and healthcare, combined with strong public transport links, positions this apartment as highly attractive for professionals and those seeking convenience, driving a premium in demand.
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.