Deerpark View 7, Ballymacarbry, Ballymacarbry, Co. Waterford, E91 FH74
2 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 2 Bath · 131m² · Detached
Market Position
Limited Transaction Data
At €345,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 11mo 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 2 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
2 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 45% 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
2
Transactions Analysed
Within 5.0km
11 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — | |
| Phelans Cottage, Kilgreaney Gap, Ballymacarbry, Waterford | 2024-02-13 | 58m² |
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 Concern: With a C2 BER rating, this property is likely to incur higher annual energy costs compared to properties with A or B ratings, potentially €1,000-€1,400 more annually than a B-rated equivalent.
Upgrade Opportunity: Upgrading from a C2 to a B2 BER rating could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Space Efficiency: At 131m² with 4 bedrooms and 2 bathrooms, the property offers a good balance of living space and amenities for a family, with a healthy ratio of 32.75m² per bedroom.
Hypothesis: Investing in a BER upgrade from C2 to a B-rated equivalent could unlock significant future value and appeal, especially as energy efficiency becomes a more prominent factor in buyer decision-making and regulatory considerations.
Amenities
Limited Public Transport: Without specific bus route numbers, train stations, Luas, or DART stops mentioned for Ballymacarbry, E91FH74, public transport connectivity appears to be a significant limitation for this rural location.
Local Services Scan: Specific educational facilities, healthcare access points, shopping centers, and lifestyle amenities for Ballymacarbry, E91FH74 are not detailed in the provided data, suggesting limited immediate access to a wide range of services.
Family & Childcare Gaps: The absence of named childcare facilities and family services in the provided amenity data implies that families may need to travel to larger towns for these essential provisions.
Hypothesis: The property's value may be significantly influenced by its suitability for those who do not rely on public transport or extensive local amenities, potentially appealing to a niche market prioritizing rural living 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 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.