Comeragh House, Lemybrien, County Waterford, X42 FK71
0 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 8 Bed · 5 Bath · 437m² · Detached
Market Position
Limited Transaction Data
At €850,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 comparable transactions within 1.5km over the past 18 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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 Upgrade Opportunity: With an 'SI_' (Unknown) BER rating, upgrading this 437m² property from an estimated D to a B2 rating could cost €8,000-€12,000, potentially increasing its property value by €15,000-€20,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Exceptional Scale: At 437m² and classified as '2X Very Large', this property offers significantly more space than the median 3-4 bedroom homes in the surrounding 5-10km radii, presenting a unique proposition for large families or those requiring extensive living and working areas.
- Family-Sized Configuration: Featuring 8 bedrooms and 5 bathrooms, Comeragh House is well-suited for a very large family or multi-generational living, starkly contrasting with the local median of 3-4 bedrooms and 2 bathrooms within a 10km radius, making it a rare find in the local market.
- Hypothesis: The property's large size and high bedroom/bathroom count, while unique, might narrow the potential buyer pool in this rural area, potentially requiring a buyer who specifically seeks such a large footprint for a specific purpose beyond standard residential use.
Amenities
Regional Bus Connectivity: The property benefits from access to Bus Éireann Route 360 (Waterford - Dungarvan - Clonmel) directly serving Lemybrien, offering essential public transport links to nearby towns, though it lacks direct rail or Luas access, with Waterford Plunkett Station approximately 30 km away.
Details
- Local Educational & Healthcare Access: Lemybrien National School is located within 1 km, and St. Declan's Community College in Kilmacthomas is just 5 km east, providing accessible schooling; healthcare facilities like O'Connell's Pharmacy and Kilmacthomas Health Centre are also within a 5 km radius, offering essential services.
- Rural Lifestyle & Recreation: Residents can enjoy local amenities such as the Centra Lemybrien for daily needs, The Comeragh Centre, and Kirwan's Bar & Restaurant; the immediate vicinity offers extensive outdoor recreational opportunities with the Comeragh Mountains and direct access to the Waterford Greenway (approx. 5 km east at Kilmacthomas) for walking and cycling.
- Hypothesis: While traditional urban amenities are at a distance, the strong appeal of rural living, including proximity to the Comeragh Mountains and the Waterford Greenway, could attract specific buyers prioritising outdoor lifestyle and community over extensive immediate amenities, offsetting some of the transport limitations.
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.