Riverbrook, Riverbrook, Abbeylands, Ferrybank, Co. Waterford
20 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €365,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
20 closed sales nearby · 10mo 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Christendom Lane, Ferrybank, County Kilkenny, Kilkenny | 2025-04-29 | 111m² | |
| 13 Blackthorn Drive, Bellfield, Ferrybank, Kilkenny | 2025-01-29 | 103m² |
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
Excellent Energy Efficiency: The A2 BER rating positions this property at the top tier of energy efficiency, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for D-rated properties of similar size.
Generous Space: With a size of 120m², this semi-detached home offers ample living space, which is larger than the median sale price size for 3-bedroom properties in the broader 10km radius (median sale price of €265,000 for 3-bed properties, likely smaller in size).
Value Optimization: While the BER is excellent, a further upgrade from A2 to A1 would likely require minimal additional cost but could potentially justify a slight price premium, though unlikely to significantly alter valuation given the already high rating.
Hypothesis: The A2 BER rating, while excellent, might be under-leveraged in the current pricing strategy, as buyers in this market may not fully appreciate the long-term savings difference between A2 and A1 or are more sensitive to the current asking price premium rather than future operational costs.
Amenities
Transport Connectivity: Ferrybank is served by Bus Éireann routes, with connections to Waterford city centre and surrounding towns; while specific route numbers and walking distances to stops are not provided, the general connectivity is a key asset.
Local Amenities: Proximity to Ferrybank means access to local amenities including shops, supermarkets like Dunnes Stores, and healthcare facilities within a short drive or bus journey.
Green Spaces: The area offers access to local parks and recreational areas, contributing to a good quality of life for residents, enhancing its appeal for families and individuals seeking outdoor activities.
Hypothesis: Despite the absence of specific public transport route numbers and station names in the provided data, the established residential nature of Ferrybank suggests a robust network of local schools (e.g., St. Mary's Primary School), childcare facilities, and community services that contribute to its long-term desirability and potential for consistent demand.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.