The Laurels, Ballymacarbry, Co Waterford, E91 P306
1 homes sold nearby. See what they went for — and what to bid on this one.
€149,000 · 2 Bed · 1 Bath · 50m² · Semi-D
Market Position
Limited Transaction Data
At €149,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. 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 3.0km over the past 24 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 · 19% 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
€149,000
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 3.0km
10 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 |
|---|---|---|---|
| 2 Barrack Street, Ballymacarbery, Clonmel, Waterford | 2025-05-28 | 83m² |
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 Upgrade Opportunity: With a D2 BER rating, investing €8,000-€12,000 in energy efficiency upgrades (e.g., insulation, boiler) could potentially increase the property's value by €15,000-€20,000 and reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Compact Living Space: The property's 50m² size for a 2-bedroom semi-detached home is relatively small compared to the median of 3 bedrooms and 2 bathrooms within a 10km radius, indicating efficient but potentially limited living space.
- Value Optimization Potential: The current D2 BER rating suggests room for improvement. Strategic upgrades could enhance market appeal and future resale value, particularly if the local market increasingly prioritizes energy efficiency.
- Hypothesis: The D2 BER rating, while average for the broader market (100km radius BER unknown pct is 100%), offers a clear opportunity for a buyer to add significant value and improve long-term cost of living through targeted energy retrofits, potentially positioning it above other properties in its immediate vicinity.
Amenities
Limited Direct Transport: Ballymacarbry is located outside Dublin and does not have direct access to Luas stops, DART stations, or specific Dublin Bus routes. Commuters would likely require private transport or rely on local bus services connecting to larger transport hubs.
Details
- Local Services Reliance: Access to essential services like larger supermarkets (e.g., SuperValu in Dungarvan, approximately 20km away) and secondary healthcare facilities (e.g., St. Vincent's Hospital, Dungarvan) requires travel beyond the immediate village.
- Rural Lifestyle Setting: The property is situated in a rural setting with a focus on natural surroundings rather than urban amenities; specific walking routes would be country roads, and local cafes or restaurants would be limited to village offerings.
- Hypothesis: The property's rural location in Ballymacarbry, while offering a quieter lifestyle, necessitates a higher reliance on private transport for accessing education, healthcare, and retail facilities, suggesting that its appeal will be strongest to buyers prioritizing rural living over urban convenience.
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.