Caherbrack On 10.6 Acres, Ballinamult, Dungarvan, Co Waterford, E91 PX74
3 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 4 Bath · 211m² · Detached
Market Position
Significantly Above Local Sales
At €595,000, 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.
3 closed sales nearby · 12mo 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 3 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
3 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 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.
Financial Exposure · 41% 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
€595,000
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
3
Transactions Analysed
Within 5.0km
12 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballinamult, Co. Waterford, Waterford | 2024-08-21 | 236.6m² | |
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — |
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 C1 Efficiency
The C1 BER rating for this 211m² property suggests annual energy costs of approximately €1,600-€2,000, which are competitive compared to lower-rated properties in the area.
Size and Space
With 211m² spread across 3 bedrooms and 4 bathrooms, this property offers a generous living space, with a bathroom-to-bedroom ratio of 1.33, indicating a good provision for occupants.
Value Optimization
While the BER is C1, targeted upgrades to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by an estimated €400-€700.
Hypothesis: Given the C1 BER rating, there is an opportunity to significantly enhance property value and reduce ongoing operational costs by investing in insulation and heating system upgrades, which could yield a return on investment of over 100% in terms of value increase relative to upgrade costs, positioning the property attractively for cost-conscious buyers.
Amenities
Rural Connectivity
This property is located in Ballinamult, Co. Waterford, which is not directly served by specific Dublin Bus routes, train stations, Luas or DART stops, indicating a reliance on private transport.
Local Services
While specific detailed amenity data for Ballinamult is not provided, rural areas like this typically offer local community services, with Dungarvan (a larger town) likely providing access to supermarkets, primary and secondary schools, and healthcare facilities within a reasonable driving distance.
Lifestyle Access
The property's location in Ballinamult, outside of a major urban centre, suggests a lifestyle focused on rural tranquility, with potential access to local walking routes and natural landscapes, though formal parks and extensive retail/dining options would likely require travel to nearby towns.
Hypothesis: The limited direct public transport links and reliance on private vehicles for accessing amenities in Ballinamult suggest that its appeal is primarily to buyers seeking a rural lifestyle, with future property value appreciation potentially linked to any future infrastructure developments or improved public transport initiatives connecting the area to larger hubs like Dungarvan.
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.