Newtown View, Saint Patricks Way, Newtown, Co. Waterford, X91 R7YX
19 homes sold nearby. See what they went for — and what to bid on this one.
€549,000 · 4 Bed · 4 Bath · 230m² · Detached
Market Position
Below Typical Sale Prices
At €549,000, 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.
19 closed sales nearby · 7mo 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 €549,000, 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 €27,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €549,000, 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.
€27,450
That's what overbidding by just 5% on a €549,000 home costs you — before interest.
A €19 check before a €549,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €549,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
19
Transactions Analysed
Within 1.5km
7 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Grangemead, Johns Hill, Waterford, Waterford | 2026-01-19 | — | |
| 24 Grange, Park Rd, Waterford, Waterford | 2025-05-28 | 160m² |
Transactions within a 1.5km 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
Energy Efficiency Valuation: The C2 BER rating suggests potential energy cost savings compared to lower-rated properties, though specific annual savings figures against local averages are not provided.
Details
- Premium Size for Area: With 230m² of living space and 4 bedrooms, this property is larger than the median 3-bedroom properties typically seen in the market within 100km, potentially commanding a higher value due to its generous proportions.
- BER Upgrade Potential: Upgrading the C2 BER rating could enhance value; for instance, an investment of €8,000-€12,000 to reach a B2 rating could potentially increase property value by €15,000-€20,000, offering a good return on investment.
- Hypothesis: The property's substantial size (230m²) and 4 bathrooms, exceeding typical local market offerings of 3 beds/2 baths, positions it as a premium family home, but the C2 BER rating represents a missed opportunity to fully capitalize on its size by delaying significant energy cost savings for potential buyers.
Amenities
Limited Local Transport Data: Specific bus routes, train stations, or Luas/DART stops serving Newtown, Co. Waterford, are not detailed in the provided data, hindering a precise assessment of connectivity.
Details
- Essential Services Accessibility: While specific facility names are absent, the location (Co. Waterford) implies access to local healthcare, educational institutions, and shopping centers common in Irish towns, though proximity and quality are unquantified.
- Recreational Potential: The mention of 'Newtown' suggests the possibility of local parks and recreational areas, contributing to quality of life, but specific names and their proximity remain undefined in the provided data.
- Hypothesis: The lack of specific amenity data for Newtown, Co. Waterford, suggests that this property may appeal more to local buyers familiar with the area's offerings rather than those seeking to relocate based on detailed infrastructure and service information, potentially limiting its broad market appeal despite its size and configuration.
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.