Knockanaffrin, Ballymacarbry, Co. Waterford, E91 CR63
2 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 4 Bed · 2 Bath · 200m² · Detached
Market Position
Limited Transaction Data
At €585,000, 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 · 4mo 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 transaction level. 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 · 73% 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
€585,000
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
4 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 |
|---|---|---|---|
| Knockanaffrin, The Nire Valley, Ballymacarbery, Waterford | 2025-12-18 | 200m² | |
| 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
Exceptional Energy Efficiency: With a B1 BER rating, this property offers significant energy savings, with estimated annual energy costs likely €1,000-€1,400 lower compared to a typical D-rated property of similar size (e.g., €800-€1,200 vs. €1,800-€2,200).
Details
- Generous Family Space: Spanning 200m² with 4 bedrooms and 2 bathrooms, this detached home is categorized as "2X Very Large", offering substantially more living space than the median 3-bed properties in the wider 20km radius.
- Modern Comforts: The B1 BER rating indicates a modern, well-insulated property, aligning with contemporary building standards and ensuring lower utility bills and a comfortable living environment for inhabitants.
- Hypothesis: The property's superior BER and large size suggest it was either recently built or significantly upgraded, catering to a buyer seeking modern, energy-efficient living in a rural setting, which could command a premium despite local market trends.
Amenities
Limited Public Transport: Public transport options are sparse, with reliance on Local Link Route 265 for connections to Clonmel, requiring private vehicle ownership for daily commuting and access to major centres like Waterford City.
Details
- Rural Lifestyle Hub: Local amenities include Ballymacarbry National School and the Ballymacarbry Community Playgroup, with essential shopping and healthcare requiring a drive to Clonmel or Dungarvan for supermarkets and hospitals like South Tipperary General Hospital.
- Nature-Centric Living: The property is ideally situated for outdoor enthusiasts, offering direct access to the Nire Valley and Comeragh Mountains for hiking and cycling, and a short drive to sections of the Waterford Greenway.
- Hypothesis: The property's appeal is strongly tied to a buyer seeking a tranquil, scenic rural lifestyle with significant outdoor recreation opportunities, trading urban convenience and public transport for privacy and natural beauty.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.