Knockroe, Passage East, Passage East, Co. Waterford, X91 E2X2
36 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 4 Bed · 5 Bath · 295m² · Detached
Market Position
Below Typical Sale Prices
At €650,000, 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.
36 closed sales nearby · 24mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 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
36
Transactions Analysed
Within 5.0km
24 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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Brookside, Passage East, Waterford, Waterford | 2023-12-11 | — | |
| Sceach Ban, The Gap, Passage East, Waterford | 2024-01-17 | 133m² |
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 Rating Impact: The C3 BER rating, while not poor, means that while the property is not inefficient, it will not benefit from the significant annual energy cost savings seen in A or B-rated homes, which could be in the range of €1,000-€1,400 annually compared to D-rated properties.
Size vs. Local Market: With 295m² of living space, this property is significantly larger than the median of 3 bedrooms and 2 bathrooms found in the 10km radius data, which might mean a smaller buyer pool if the market primarily seeks more standard-sized homes.
Potential Value Uplift: Investing in energy efficiency upgrades from a C3 rating to a B2 could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and improving its market appeal against newer constructions.
Hypothesis: The substantial size of this property, combined with its C3 BER rating, indicates an opportunity for a discerning buyer to invest in targeted energy upgrades to create a high-specification, low-cost-to-run home that could command a premium well beyond the upgrade costs in a market increasingly valuing both space and sustainability.
Amenities
Transport Connectivity: Passage East is served by Bus Éireann route 370, providing a key link to Waterford City, approximately 15km away, which hosts major train services from Waterford Station.
Local Amenities: Nearby amenities include the Passage East Ferry, connecting to the Copper Coast scenic drive, local shops in Passage East village, and a selection of restaurants and cafes, with more extensive retail and healthcare facilities available in Waterford City.
Educational Facilities: Primary education is available at the local National School in Passage East, while secondary and third-level education options are concentrated in Waterford City, including WIT (Waterford Institute of Technology).
Hypothesis: The strategic location of Passage East, offering a unique coastal lifestyle with direct access to Waterford City's services via public transport and ferry, positions it as an attractive proposition for buyers seeking a balance between a tranquil environment and urban convenience, potentially seeing increased interest as remote work options become more prevalent.
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.