Pembrokestown House,, Butlerstown, Gaulstown,, Co. Waterford, X91 V4K2
1 homes sold nearby. See what they went for — and what to bid on this one.
€2,900,000 · 7 Bed · 6 Bath · 439m² · Detached
Market Position
Limited Transaction Data
At €2,900,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction 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.
Financial Exposure · 360% 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
€2,900,000
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
1
Transactions Analysed
Within 5.0km
30 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilronan Lane, Butlerstown, Waterford, Waterford | 2023-09-28 | 250m² |
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
Significant BER Upgrade Potential: The 'Unknown' BER rating implies potential for substantial value increase by improving energy efficiency; an upgrade from an assumed 'G' to 'B2' could cost €15,000-€25,000 and add €20,000-€30,000 in value.
Details
- Spacious Living: With 439.0m² of space and 7 bedrooms, this property offers significantly more room than the typical 3-bedroom homes prevalent in the surrounding market data.
- Value Optimization Opportunity: While the BER is unknown, a comprehensive energy audit could identify specific upgrades for this large property; for instance, insulating this 439m² home could potentially reduce annual energy costs by €1,000-€1,500 compared to a poorly insulated equivalent.
- Hypothesis: Given the BER is unknown and the property is large, a strategic investment in insulation, heating systems, and window upgrades could yield a higher return on investment than in smaller, already well-rated properties, as the absolute cost savings on a larger scale will be more pronounced.
Amenities
Limited Public Transport: The provided data does not specify any bus routes, train stations, Luas, or DART stations serving Butlerstown, Gaulstown, Co. Waterford, indicating a reliance on private transport.
Details
- Local Services Assessment: Specific educational facilities, healthcare access points, shopping centers, and lifestyle amenities for this precise location are not detailed in the provided data.
- Rural Connectivity Challenge: The lack of specific local transport and amenity data suggests this location prioritizes rural living, potentially requiring longer travel times to access services available in larger towns or cities.
- Hypothesis: The absence of detailed public transport and amenity data for Pembrokestown House suggests it is located in a more rural setting where property value might be more heavily influenced by its own land and privacy rather than proximity to urban conveniences, requiring buyers to prioritize a secluded lifestyle.
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.