Cutteen, Killrossanty, Kilmacthomas, Co Waterford, X42 E448
3 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 2 Bed · 1 Bath · 56m² · Detached
Market Position
Significantly Above Local Sales
At €345,000, 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.
3 closed sales nearby · 21mo 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 3 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
3 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 · 80% 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
€345,000
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
3
Transactions Analysed
Within 5.0km
21 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Comeragh, Lemybrien, Waterford, Waterford | 2025-11-13 | 52m² | |
| Ballagoula, Kilrossanty, Lerrybrien, Waterford | 2024-10-15 | 208m² |
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
Good Energy Efficiency: A B1 BER rating suggests annual energy costs are estimated to be between €1,000-€1,400, significantly lower than the €1,800-€2,200 typical for a D-rated property of similar size.
Compact Living Space: At 56m², this 2-bedroom, 1-bathroom detached property is on the smaller side, which may appeal to singles, couples, or downsizers but could be a constraint for families.
Value Optimization: While the B1 BER is good, investing in minor upgrades to reach an A-rating could cost €6,000-€10,000 and potentially increase property value by €10,000-€15,000, offering a solid return.
Hypothesis: The relatively small size of this 56m² property, despite its good B1 BER rating, may be limiting its value in an area where larger detached homes (though not detailed in the provided data) might command higher premiums, suggesting that any future renovations should focus on maximizing space efficiency.
Amenities
Rural Connectivity: As a rural property in Killrossanty, specific details on public transport like bus routes or train stations are not provided in the raw data, suggesting a reliance on private transport.
Local Services Gap: Without specific mentions of schools, shops, or healthcare facilities in Killrossanty, accessing essential services likely requires travel to Kilmacthomas or Dungarvan, impacting daily convenience.
Limited Walkability: The property's location outside a village centre implies limited immediate walkability to amenities, meaning residents will likely need to drive for most daily needs and leisure activities.
Hypothesis: The lack of specific public transport routes and proximity to key amenities for this rural Waterford address suggests that its appeal is primarily to those seeking a tranquil lifestyle, and any future infrastructure developments in Kilmacthomas or nearby towns could significantly boost its desirability and property value.
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.