Pembrokestown House, Gaulstown, Butlerstown, 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
31 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
Size Advantage: At 439m², the property is exceptionally large, falling into the '2X Very Large' size category and significantly exceeding the median of 3 bedrooms and 2 bathrooms for the wider market.
BER Rating Impact: The 'Unknown' BER rating (SI_666) provides no actionable data on energy efficiency, making it impossible to quantify potential savings or upgrade costs, which is a significant drawback for a property of this scale.
Configuration Mismatch: With 7 bedrooms and 6 bathrooms, the property's configuration is significantly higher than the 3-bedroom median in the surrounding 10km radius, suggesting it may be over-specced for typical local demand.
Hypothesis: The substantial size and number of rooms, combined with an unknown BER, present an opportunity for a bespoke renovation focused on energy efficiency (targeting a B2 rating, which could cost €8,000-€12,000) to justify a premium, as similar-sized properties with unknown BERs are unlikely to command such a high asking price.
Amenities
Transport Connectivity: While specific routes are not detailed for Gaulstown, Co. Waterford, the property's 'outside Dublin' location suggests reliance on local bus services and potential longer commutes to regional hubs.
Healthcare Access: Waterford University Hospital is approximately 9km away, offering substantial healthcare services within a reasonable driving distance.
Educational Facilities: The property is located near St. Otteran's Special School (approx. 4km) and Gaelscoil na Deise (approx. 7km), indicating some local educational provisions.
Hypothesis: Given the property's rural setting in Butlerstown, Co. Waterford, the lack of detailed public transport data within a 5km radius and a significant distance to key urban amenities suggests that its value is primarily driven by its private estate appeal rather than convenience, making future infrastructure development in the immediate vicinity a key factor for sustained value growth.
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.