Lacken Road, Kilbarry, Waterford, FOLIO NO: WD10024F, X91 N8Y7
16 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 3 Bed · 2 Bath · 125m² · Bungalow
Market Position
At the Upper End of Local Sales
At €440,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 8mo 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €440,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
16
Transactions Analysed
Within 3.0km
8 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sullimur, Lacken Rd, Kilbarry, Waterford | 2025-09-08 | 120m² | |
| 23 Ashley Drive, Cherrymount, Waterford, Waterford | 2025-05-16 | 77m² |
Transactions within a 3.0km 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
High Upgrade Cost: The current SI_666 BER rating indicates poor energy efficiency, requiring an estimated €8,000-€12,000 investment to upgrade to a B2 rating, which could increase property value by €15,000-€20,000.
Details
- Suboptimal Space for Price: At 125m², this bungalow offers a standard size, but the asking price of €440,000 suggests a high price per square meter (€3,520/m²) compared to the local median sale price of €250,000 for properties within 5km.
- Value Optimization Gap: The significant gap between the estimated value of €276,424 and the asking price of €440,000, coupled with a poor BER rating, indicates substantial value can be unlocked through energy efficiency upgrades and a realistic price adjustment.
- Hypothesis: The substantial BER upgrade costs coupled with a high asking price relative to estimated value suggests that achieving a positive return on investment through property quality improvements alone, without a price correction, is unlikely in the current local market.
Amenities
Limited Direct Transport: While the property is located outside Dublin, the nearest public transport options serving Kilbarry, Waterford, would likely involve local bus services rather than national rail or Luas lines, potentially requiring multiple transfers for longer commutes.
Details
- Local Services Access: The property is situated near the city of Waterford, offering access to amenities such as University Hospital Waterford, Waterford Institute of Technology, and various retail centres like City Square Shopping Centre, along with local schools like Scoil Naisiunta an Chroine Naofa.
- Potential for Walkability: The existence of local roads and likely footpaths in Kilbarry suggests some degree of walkability for immediate necessities, though access to major services may still necessitate vehicular transport.
- Hypothesis: The property's location outside a major urban hub, while offering a potentially quieter lifestyle, means that its appeal will be heavily dependent on the specific local amenities and any planned infrastructure improvements that enhance connectivity to Waterford city and beyond.
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.