Comeen, Fews , Kilmacthomas, Co. Waterford, X42 HF62
4 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 2 Bath · 180m² · Detached
Market Position
Priced Above Local Sales
At €495,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. 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.
Financial Exposure · 16% 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
€495,000
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
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 |
|---|---|---|---|
| Ashtown, Kilmacthomas, Waterford, Waterford | 2023-08-24 | 165.7m² | |
| 3 The Fairgreen, Kilmacthomas, Waterford, Waterford | 2025-12-11 | 128.2m² |
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 Rating Impact: With a C2 BER rating, annual energy costs are estimated to be between €1,200-€1,600, which is €400-€800 higher than an A-rated property of similar size, representing a tangible cost difference for homeowners.
Renovation Investment: Upgrading this C2 BER rating property to a B2 would likely cost €7,000-€10,000, potentially increasing its market value by €10,000-€15,000 and improving its long-term desirability.
Size Advantage: At 180.0m², this 5-bedroom, 2-bathroom detached property offers substantial living space, which is generally favorable in markets where larger family homes are in demand, though its specific configuration needs to be matched to local buyer preferences.
Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value enhancement; investing in targeted energy upgrades could position this property to achieve a premium over less efficient homes, particularly if nearby comparable sales (within 5km and 10km) show a strong correlation between higher BER ratings and achieved sale prices.
Amenities
Transport Isolation: There are no specific bus routes, train stations, Luas stops, or DART stations mentioned as serving Comeen, Fews, Kilmacthomas, suggesting limited public transport connectivity and a likely reliance on private vehicles.
Local Services Gap: The absence of named schools, colleges, hospitals, pharmacies, supermarkets, shopping centers, restaurants, cafes, parks, or gyms in the provided data for this specific location indicates a significant lack of readily accessible amenities, necessitating travel to nearby towns.
Limited Walkability: Given the likely rural setting implied by the lack of specified amenities and transport, walkability is expected to be very low, with essential services and facilities likely requiring car journeys of considerable distance.
Hypothesis: The extreme lack of specified public transport and local amenities in Comeen, Fews, suggests that the property's value is heavily dependent on its perceived tranquility and suitability for those prioritizing rural living over convenience, and that its appeal will be significantly narrower than properties in areas with robust amenity provision.
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.