Cooltubrid House, Cooltubrid East, Kilmacthomas, Co. Waterford
10 homes sold nearby. See what they went for — and what to bid on this one.
€1,750,000 · 4 Bed · 3 Bath · 367m² · Detached
Market Position
At the Upper End of Local Sales
At €1,750,000, 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.
10 closed sales nearby · 17mo recency · High 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 €1,750,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €87,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,750,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€87,500
That's what overbidding by just 5% on a €1,750,000 home costs you — before interest.
A €19 check before a €1,750,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,750,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 · 422% 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
€1,750,000
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 · High
10
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Arbordayle, High Rd, Kilmacthomas, Waterford | 2024-10-30 | 200m² | |
| 11 Hillside Crescent, Kilmacthomas, Co Waterford, Waterford | 2024-10-25 | — |
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 B2 Advantage: The B2 BER rating is a positive attribute, placing it in the upper tier of energy efficiency; while specific cost savings compared to lower BERs aren't calculable from the provided data without a reference D-rated property, it generally implies lower operational costs.
Details
- Spacious Living: With a size of 367.0m², this property offers substantial living space, exceeding the median bedroom count (3 beds) and bathroom count (2 baths) within the 100km radius's 180-day data, suggesting ample room.
- Value Optimization Opportunity: Given the B2 BER, while good, upgrades to an A-rated BER could further enhance value. While exact costs are not provided, based on similar properties, a B2 to A1 upgrade could range from €15,000-€25,000 and potentially add €20,000-€30,000 to property value, especially in a strong market.
- Hypothesis: The significant size of Cooltubrid House (367.0m²) compared to the typical 3-bedroom properties seen in market data suggests that its perceived value or intended market might be at the very high end of the detached house segment, and its pricing strategy must align with ultra-luxury or estate-level expectations rather than standard residential sales.
Amenities
Limited Local Transport Data: The provided data does not specify actual bus routes, train stations, or Luas/DART stops serving Kilmacthomas, Co. Waterford, making it difficult to assess transport connectivity.
Details
- Undisclosed Local Services: Specific schools, hospitals, shops, and lifestyle amenities within Kilmacthomas, Co. Waterford, are not detailed in the raw data, preventing an analysis of educational, healthcare, retail, or recreational access.
- Rural Location Context: Being described as 'Outside Dublin' and in Kilmacthomas, Co. Waterford, implies a more rural setting, which typically suggests longer travel times to major urban centers and potentially fewer immediate local services compared to suburban or urban areas.
- Hypothesis: The lack of specific amenity data for Kilmacthomas, Co. Waterford, in the provided metrics suggests that its value proposition likely relies heavily on its intrinsic property qualities, land, and privacy rather than its immediate access to transport networks, educational institutions, or high-street retail, necessitating a buyer who prioritizes these unique aspects over urban convenience.
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.