Drombeg, Clogherane, Dungarvan, Co. Waterford, X35 WN50
10 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 1 Bath · 115m² · Detached
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
These signals interact — full analysis in report.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
10 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 |
|---|---|---|---|
| 21 Lisfennel Close, Dungarvan, Co Waterford, Waterford | 2025-08-22 | 130.1m² | |
| The Old Orchard, Garrynageragh East, Ballinroad, Waterford | 2024-11-28 | 258m² |
Transactions within a 3.0km radius and 18-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 Improvement Opportunity: Upgrading the E1 BER rating to a C1 or B2 could cost an estimated €12,000-€18,000, potentially increasing property value by €20,000-€25,000.
Spacious Accommodation: At 115m², this detached 4-bedroom property offers ample living space, exceeding the median of 3 bedrooms and aligning with larger family needs in the area.
Potential Energy Cost Savings: An E1 BER rating suggests annual energy costs of €1,800-€2,200, compared to €900-€1,300 for properties with a B2 rating, highlighting a significant saving opportunity of €900-€1,300 annually post-upgrade.
Hypothesis: Given the prevalence of BER ratings of 'unknown' in the wider market data (100%), a strategic investment in energy efficiency upgrades, targeting a B2 rating, could create a significant market advantage and potentially command a premium of 5-7% over comparable properties with lower ratings.
Amenities
Local Connectivity: The area is served by Bus Éireann routes that connect to Dungarvan town, offering access to broader public transport networks.
Essential Services Nearby: Dungarvan town centre, located approximately 7km away, provides access to shops such as Tesco and Lidl, as well as St. Joseph's Hospital and numerous pharmacies.
Rural Lifestyle Amenities: The property is situated near the scenic Waterford Greenway, offering excellent walking and cycling opportunities, and local eateries such as The Stableyard Cafe provide nearby dining options.
Hypothesis: The primary challenge for this property lies in its semi-rural location, with limited direct public transport links; however, planned infrastructure improvements to the N25 road could significantly reduce commute times to larger employment hubs like Cork or Waterford City, thereby enhancing its appeal to a wider buyer demographic.
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.