Leargán, Kilmacthomas , Waterford City, Co. Waterford
3 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 2 Bed · 1 Bath · 120m² · Semi-D
Market Position
Significantly Above Local Sales
At €340,000, 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 · 22mo 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 · 62% 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
€340,000
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
22 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 |
|---|---|---|---|
| 9 Millbrook Tce, Kilmacthomas, Waterford, Waterford | 2023-06-01 | 51.7m² | |
| 14 Walshs Place, Kilmacthomas, Co Waterford, Waterford | 2024-06-14 | — |
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 BER Rating: The A2 BER rating positions this property significantly ahead of the market, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for D-rated properties of similar size.
Details
- Efficient Size and Configuration: At 120m² with 2 bedrooms and 1 bathroom, the property offers a good space-to-bedroom ratio, typical for modern semi-detached homes.
- Value Optimization: While no direct data on specific upgrade costs is provided, maintaining the A2 BER rating is a significant asset, avoiding potential costs associated with energy upgrades common in older properties.
- Hypothesis: The high A2 BER rating significantly reduces immediate capital expenditure on energy efficiency for a buyer, potentially allowing for a higher relative investment in internal finishes or layout adjustments to match personal preferences, thereby optimizing the property's long-term value beyond its current efficient state.
Amenities
Limited Local Transport Data: The provided data does not contain specific bus routes, train stations, or Luas/DART stops serving Kilmacthomas, making it difficult to assess transport connectivity.
Details
- General Educational Facilities Assumption: While specific schools are not listed, Kilmacthomas is a village that would typically have primary and possibly secondary educational facilities available for local residents.
- Inferred Local Services: As a settled area, Kilmacthomas would be expected to have essential local services such as a post office, local shops, and possibly a pharmacy, contributing to daily convenience.
- Hypothesis: The lack of specific transport and amenity data in the provided metrics for Kilmacthomas suggests a potential reliance on private transport, indicating that while the area offers a quieter lifestyle, commuter convenience to larger urban centres like Waterford City may require further investigation into private car accessibility and route planning.
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.