Ballygally, Glencairn, Lismore, Co. Waterford, P51 Y9K8
13 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 1 Bath · 82m² · Detached
Market Position
Priced Above Local Sales
At €285,000, 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.
13 closed sales nearby · 17mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Financial Exposure · 33% 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
€285,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
13
Transactions Analysed
Within 5.0km
17 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballygally, Glencairn, Lismore, Waterford | 2025-11-27 | 82m² | |
| Aglish, Alenbeg, Glencairn, Waterford | 2024-05-30 | 52.3m² |
Transactions within a 5.0km radius and 36-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 Upgrade Potential & Value Add: With an E2 BER rating, this property presents a clear opportunity for energy efficiency improvements. Upgrading to a B2 rating could cost an estimated €8,000-€12,000, but is projected to increase the property's value by €15,000-€20,000 and reduce annual energy costs by €1,000-€1,400 (from an estimated €1,800-€2,200 for E-rated properties of this size to €800-€1,200 for B-rated).
Details
- Detached Configuration & Size: The 82m² detached property with 3 bedrooms and 1 bathroom offers a standard and functional layout, aligning with the median 3-bedroom configuration prevalent in properties within a 5km radius, making it a suitable option for families or individuals seeking a traditional home.
- Enhancing Livability: Beyond financial savings, investing in BER improvements will significantly enhance the property's internal comfort, reduce its environmental footprint, and make it considerably more appealing to future buyers prioritizing sustainable and modern living standards.
- Hypothesis: As energy costs continue to fluctuate and buyer demand for sustainable homes grows, proactively addressing the E2 BER rating will not only future-proof this property against potential market obsolescence but also position it to achieve a higher resale value compared to similar, un-upgraded homes.
Amenities
Local Transport Connectivity: While rural, Lismore benefits from regional bus services such as Bus Éireann Route 366/367 (connecting Dungarvan to Fermoy), with a stop typically located within Lismore town centre, approximately 3-4km from Ballygally, providing essential links to larger towns.
Details
- Educational Facilities & Community Hub: The property is within reasonable access of established local educational institutions, including Lismore National School and Blackwater Community School, both situated within the Lismore town centre, approximately 3-5km away, serving the community's needs.
- Essential Services & Recreational Spaces: Core amenities such as Centra Lismore and local pharmacies are available in Lismore town, roughly 3-5km distant. Additionally, residents can enjoy significant green spaces like the historic Lismore Castle Gardens and walks along the Blackwater River, both within 4-6km, offering valuable recreational opportunities.
- Hypothesis: Any future development or enhancement of public services and infrastructure within Lismore town, such as expanded retail offerings or improved public transport frequency, would significantly bolster the long-term desirability and value of properties in the surrounding Glencairn area.
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.