Clifton Cottage, Ballyduff Upper, Lismore, Co Waterford, P51 D9W9
4 homes sold nearby. See what they went for — and what to bid on this one.
€239,000 · 1 Bed · 1 Bath · 62m² · Detached
Market Position
Significantly Above Local Sales
At €239,000, 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 · 18mo 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.
Financial Exposure · 78% 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
€239,000
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
18 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
BER Energy Cost: With a G BER rating, annual energy costs for Clifton Cottage are estimated to be between €2,500-€3,500, significantly higher than C-rated homes in the area which could range from €1,200-€1,800.
Upgrade Investment: Upgrading from a G BER to a C rating would likely cost €15,000-€25,000, potentially increasing the property's value by €20,000-€30,000 and improving its marketability.
Compact Footprint: At 62.0m², this 1-bedroom property is on the smaller side compared to typical family homes, which may limit its appeal to a broader buyer pool.
Hypothesis: The substantial cost to upgrade the BER rating suggests that the current owner has not invested in energy efficiency; this trend, if present in other nearby properties with similar low BER ratings, could indicate a local market where older, less energy-efficient stock is prevalent and buyers are accustomed to higher running costs, or conversely, that there's a significant opportunity for value uplift for a buyer willing to invest in modernising.
Amenities
Transport Isolation: With no specific bus routes, train stations, Luas or DART stops mentioned as serving Ballyduff Upper, Lismore directly, connectivity to major employment hubs is likely limited.
Local Services: While specific amenities aren't detailed, the area of Lismore is known for its historical castle and heritage, suggesting potential for tourism-related lifestyle amenities like cafes and local craft shops.
Rural Setting: The property's rural location implies a reliance on private transport for accessing larger towns for shopping, healthcare, and educational facilities.
Hypothesis: The lack of specific public transport mentions suggests Ballyduff Upper is a car-dependent area; therefore, the value of this property will be heavily influenced by its proximity to Lismore town and the quality of local roads, with potential for increased buyer interest if there are active local initiatives to improve community connectivity or local services.
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.