Inchinleama, Ballyduff, Co. Waterford, P51 H297
11 homes sold nearby. See what they went for — and what to bid on this one.
€135,000 · 3 Bed · 1 Bath · 75m² · Detached
Market Position
Below Typical Sale Prices
At €135,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 16mo 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 €135,000, 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 €6,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €135,000, 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.
€6,750
That's what overbidding by just 5% on a €135,000 home costs you — before interest.
A €19 check before a €135,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 below the median of comparable sales, suggesting favourable entry conditions. 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
11
Transactions Analysed
Within 5.0km
16 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Beach Tree Cottage, Raspberry Hill, Ballyduff Upper, Waterford | 2025-03-31 | 174m² | |
| Carrigane, Ballyduff Upper, Co Waterford, Waterford | 2025-09-03 | 250m² |
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 Upgrade Potential: Upgrading this G-rated BER property to a C or B rating could cost an estimated €10,000-€15,000 but could increase its market value by €18,000-€25,000, representing a strong return on investment.
Space Efficiency: At 75m² with 3 bedrooms and 1 bathroom, the property offers a standard configuration for its size, but its overall value is significantly hampered by the low BER rating.
Value Optimization Opportunity: Investing in insulation, efficient heating systems, and window upgrades for this property could elevate its appeal and marketability, potentially bridging the gap between its current asking price and the average sale prices in the wider area.
Hypothesis: Given the G BER rating, a strategic €15,000 investment in energy efficiency upgrades (insulation, windows, heating system) could not only reduce annual energy bills by an estimated €1,500-€2,000 compared to its current state but also potentially align its value closer to the €180,000-€200,000 range, making it a more competitive offering in the regional market.
Amenities
Transport Connectivity Gap: Without specific details on bus routes, train stations (like Waterford Station, 20km+), or Luas/DART stops, connectivity for this rural Co. Waterford location appears limited, likely requiring car dependency.
Local Services Availability: Details on specific schools (e.g., Ardmore National School, Blackwater National School are options in the broader area), healthcare (e.g., Dungarvan Community Hospital, 30km+), shopping (e.g., Lidl/SuperValu in Dungarvan), and lifestyle amenities like restaurants and parks are not provided, suggesting a reliance on nearby towns.
Walkability Assessment: The property's rural setting in Inchinleama, Ballyduff, implies very limited walkability to essential services, with most amenities likely requiring travel of several kilometers.
Hypothesis: The absence of specific, easily accessible public transport routes and local amenities within a convenient walking distance suggests that for buyers valuing connectivity and immediate access to services, this property's appeal will be significantly lower than those in more established towns, therefore its value proposition hinges on its price relative to its potential for renovation and its suitability for those seeking a more isolated lifestyle.
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.