Clifton Cottage, Ballyduff Upper, Ballyduff, Co. Waterford, P51 D9W9
5 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
At the Upper End of Local Sales
At €250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 22mo recency · Low 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 72% 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
€250,000
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
5
Transactions Analysed
Within 5.0km
22 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyduff Upper, Waterford, Waterford | 2025-07-02 | 68m² | |
| Pheasant Lawn, Garra West, Ballyduff Upper, Waterford | 2023-04-29 | 97m² |
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.
Details
- 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.
Details
- 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 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.