Grangemeade, 47 Grange Park Road, Waterford City Centre, X91 YPT7
14 homes sold nearby. See what they went for — and what to bid on this one.
€430,000 · 5 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €430,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 closed sales nearby · 7mo 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 €430,000, 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 €21,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €430,000, 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.
€21,500
That's what overbidding by just 5% on a €430,000 home costs you — before interest.
A €19 check before a €430,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
7 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Grangemead, Johns Hill, Waterford, Waterford | 2026-01-19 | — | |
| 24 Grange, Park Rd, Waterford, Waterford | 2025-05-28 | 160m² |
Transactions within a 1.5km 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 B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a sound investment.
Size Value: The property's 120.0m² size is above the 3-bedroom median for the 100km radius market (median 3 beds), suggesting good space for its configuration.
Cost of Low BER: The E1 BER rating means annual energy costs are likely €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, highlighting a significant ongoing expense.
Hypothesis: Given the E1 BER rating and the substantial cost difference in energy bills compared to better-rated properties, a strategic focus on insulation, window upgrades, and potentially a heat pump installation could significantly enhance buyer appeal and long-term value, especially if neighboring properties begin to achieve higher BER standards.
Amenities
Transport Hub Access: While specific routes for Waterford City Centre are not provided, its designation as 'City Centre' implies access to key bus routes connecting to national transport hubs.
Local Services Availability: Being in Waterford City Centre suggests proximity to numerous amenities including University Hospital Waterford, numerous pharmacies, and a wide array of retail options along the city's main streets.
Walkability Potential: As a City Centre location, Grangemeade is likely to offer excellent walkability to local shops, cafes, and services, with pedestrian infrastructure expected to be well-developed.
Hypothesis: The 'Waterford City Centre' designation, despite the lack of specific transport route numbers, suggests a strong potential for walkability to a diverse range of lifestyle amenities, which could be a significant draw for buyers prioritizing convenience and access over private transport, assuming public transport links are robust as expected in a city centre.
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.