River House, Cappoquin, Co. Waterford
6 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 4 Bed · 1 Bath · 279m² · Detached
Market Position
Below Typical Sale Prices
At €195,000, 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.
6 closed sales nearby · 13mo recency · Moderate 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
These signals interact — full analysis in report.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Melleray Rd, Cappoquin, Waterford, Waterford | 2024-07-22 | 100m² | |
| Dromrue Lower, Cappoquin, County Waterford, Waterford | 2025-02-21 | 55.7m² |
Transactions within a 3.0km radius and 24-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
BER Uncertainty: The property's BER is listed as SI_666 (Unknown), which can deter buyers or suggest significant upgrade potential; upgrading a large property from a typical E/F rating to a B2 could cost an estimated €15,000-€30,000 but could increase property value by €25,000-€40,000 and reduce annual energy costs from an estimated €2,500-€3,500 to €1,000-€1,800.
Details
- Bathroom Deficit: With only one bathroom for a substantial 279m² and 4 bedrooms, the property has a significant functional limitation; adding a second bathroom or en-suite could substantially enhance liveability and market appeal, potentially adding €10,000-€20,000 to its value.
- Spacious Detached Home: At 279m², this detached property is classified as '2X Very Large', offering significantly more space than the median 3-bedroom properties typical in the 5km radius, catering to buyers seeking expansive living areas.
- Hypothesis: The property's unique combination of substantial size, traditional 1-bathroom layout, and unknown BER presents a significant 'blank canvas' opportunity for a buyer willing to invest in modernisation and energy efficiency upgrades, thereby unlocking substantial untapped value in a market that increasingly prioritises comfort and lower running costs.
Amenities
Regional Connectivity: While not served by rail or Luas, Cappoquin has access to Bus Éireann route 366 for local travel to Dungarvan and Lismore, connecting to wider regional bus networks for onward journeys.
Details
- Community & Education Hub: The property benefits from proximity to essential local services, including Cappoquin National School and Blackwater Community School in nearby Lismore, alongside local shops, cafes like Barron's Bakery & Coffee Shop, and scenic attractions such as the River Blackwater and Cappoquin House & Gardens.
- Local Healthcare & Retail: Daily needs are met with local pharmacies and the Cappoquin Health Centre, while larger shopping options are available in Dungarvan, approximately 15km away, which also hosts Dungarvan Community Hospital for broader healthcare access.
- Hypothesis: The property's location in Cappoquin offers a desirable blend of tranquil rural living with adequate local amenities, appealing particularly to families seeking a slower pace of life outside major urban centres, with sufficient educational and healthcare facilities to support daily living, potentially becoming a more attractive option as remote work trends continue to grow.
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.