Clifton Cottage, Ballyduff Upper, Ballyduff, Co. Waterford, P51 D9W9
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 1 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 16mo 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. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
16 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 |
|---|---|---|---|
| Ballyduff Upper, Waterford, Waterford | 2025-07-02 | 68m² | |
| 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
Significant BER Upgrade Needed: With a G BER rating, upgrading to a C1 or B2 would likely cost between €15,000 - €25,000, but could increase the property's value by €25,000 - €35,000 and significantly reduce annual energy costs.
High Energy Costs: A G BER rating for a 120m² property implies annual energy costs could range from €2,500 to €3,500, compared to €1,000 to €1,500 for a similarly sized property with a C-rated BER.
Space Efficiency Mismatch: While the property is 120m², its single bedroom configuration is atypical for a detached house in many market segments and could limit its appeal and resale value compared to properties with more bedrooms in similar price brackets.
Hypothesis: The substantial €79,000 asking price premium over the local median sale price, combined with a G BER rating, suggests that buyers in this specific micro-location may be willing to absorb higher energy costs and overlook layout inefficiencies if the property offers unique rural charm or significant potential for renovation and value uplift, indicating a niche buyer profile.
Amenities
Limited Direct Transport: Ballyduff Upper, Co. Waterford, is primarily served by local routes, with the closest significant public transport likely involving Bus Éireann routes connecting to larger towns rather than direct commuter links to major cities.
Local Amenities: While specific town amenities are not detailed, Ballyduff Upper typically offers local shops, a post office, and potentially a national school, with larger retail and healthcare facilities requiring travel to nearby larger towns such as Lismore or Dungarvan.
Rural Lifestyle Focus: The location suggests a focus on rural living, with likely access to natural surroundings and agricultural landscapes rather than urban conveniences like extensive parks, multiple restaurants, or frequent public transport options.
Hypothesis: The rural setting of Ballyduff Upper, coupled with the property's detached nature and single bedroom, indicates a potential market for a niche buyer seeking a quiet lifestyle or a renovation project, where proximity to specific local community services and natural amenities outweighs the need for extensive public transport connectivity or a wide array of retail and dining options.
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.