Bunmahon, Kilmacthomas, Ballyaneen, Co. Waterford, X42 K654
4 homes sold nearby. See what they went for — and what to bid on this one.
€355,000 · 4 Bed · 3 Bath · 1456m² · Semi-D
Market Position
Significantly Above Local Sales
At €355,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 9mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Financial Exposure · 76% 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
€355,000
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 · Low
4
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kill Village, Kill, Co Waterford, Waterford | 2024-10-22 | 93m² | |
| 46 Ceol Na Mara, Kill, Waterford, Waterford | 2025-07-17 | 74m² |
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
Energy Efficiency Advantage: With an excellent B2 BER rating, this property offers estimated annual energy costs of €800-€1,200, representing significant savings compared to typical D-rated properties of similar size which could cost €1,800-€2,200 annually.
Details
- Expansive Living Space: This semi-detached property boasts an exceptionally large floor area of 1456 square meters, well-above the typical family home, providing ample space for its 4 bedrooms and 3 bathrooms, categorizing it as '2X Very Large'.
- Optimal Build Quality: The B2 BER rating reflects a modern or recently upgraded property, positioning it favourably against the 100% of properties in all observed radii where BER data is unknown for recent sales, likely enhancing its long-term appeal and value retention.
- Hypothesis: Given the outlier 1456 square meter size for a semi-detached property, it likely presents unique architectural features or plot advantages not captured in standard metrics, appealing to a niche buyer seeking unusually vast space in a semi-detached format.
Amenities
Regional Connectivity: While lacking direct train or Luas access, the property in Bunmahon benefits from its proximity to the R675 regional road, connecting to larger towns like Kilmacthomas and Dungarvan, which are served by Bus Éireann routes 360 and 362 linking to Waterford City.
Details
- Coastal Lifestyle & Local Education: Enjoying a serene coastal lifestyle near Bunmahon Beach and the Copper Coast Geopark, the property is close to Bunmahon National School and within a 10km radius of St. Declan's Community College in Kilmacthomas, catering to family educational needs.
- Essential Services Access: Healthcare needs are met by local GP services in Kilmacthomas and pharmacies in Bonmahon, with University Hospital Waterford approximately 25km away; for shopping, local conveniences exist in Bunmahon, while larger supermarkets like SuperValu are found in Kilmacthomas.
- Hypothesis: The specific draw of Bunmahon as a scenic coastal village, combined with its position on the Waterford Greenway tourist route (near Kilmacthomas), suggests future demand will be driven by lifestyle buyers prioritizing outdoor recreation and community over immediate urban amenities.
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.