Knockboy, Ballinamult, Co. Waterford, E91 C4H9
3 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 2 Bed · 2 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €205,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 26mo 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 3 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
3 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 · 78% 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
€205,000
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
3
Transactions Analysed
Within 5.0km
26 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Horseshoe Cottage, Scart Upper, Ballynamult, Waterford | 2025-12-10 | 128.9m² | |
| 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 Improvement Opportunity: Upgrading the SI_666 BER rating could involve insulation and heating system improvements, potentially costing €8,000-€12,000, and could increase the property's value by €15,000-€20,000, as seen in similar regional improvements.
Details
- Space Efficiency: The 120m² bungalow with 2 bedrooms and 2 bathrooms offers a generous 60m² per bedroom, which is favourable for buyer comfort and space perception.
- Value Optimization Potential: Given the low BER rating, investing in energy efficiency upgrades could significantly enhance marketability and attract buyers willing to pay a premium for lower running costs.
- Hypothesis: The current SI_666 BER rating, while offering potential for value uplift through upgrades, might be a significant deterrent for energy-conscious buyers. A strategic investment of €8,000-€12,000 to achieve a C or B rating could unlock an additional 10-15% in market value, turning a potential weakness into a strong selling point.
Amenities
Limited Local Transport: No specific bus routes, train stations, Luas, or DART stations are listed as serving Knockboy, Ballinamult directly, suggesting a reliance on private transport.
Details
- Healthcare Access Uncertainty: Specific hospitals, clinics, or pharmacies serving Ballinamult are not provided in the raw data, indicating potential distance to essential services.
- Remote Lifestyle Amenities: Specific restaurants, cafes, parks, or gyms within immediate walking distance of Knockboy, Ballinamult are not detailed, suggesting a rural or secluded setting.
- Hypothesis: The lack of specific public transport routes, schools, or readily available amenities within the provided data for Ballinamult suggests that properties in this area are likely valued more for their rural setting and potential for larger plots rather than connectivity or convenience, attracting a specific buyer profile seeking seclusion over urban-style access.
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.