The Thatch House, Shrough, Lismore, Co. Waterford, P51 W0H9
10 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 90m² · 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.
10 closed sales nearby · 22mo 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 €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.
€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 10 verified local sales · High 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
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballygalane Upper, Lismore, Co Waterford, Waterford | 2024-06-10 | 167m² | |
| Ballysallane Upper, Lismore, Waterford, Waterford | 2025-11-24 | 75.2m² |
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
Energy Efficiency: With an excellent BER B rating, this 90m² property offers substantial annual energy cost savings; similar D-rated properties typically incur annual energy costs of €1,800-€2,200, whereas this property's costs are estimated at a more efficient €800-€1,200, saving €1,000-€1,400 annually.
Details
- Size & Configuration: The 90m² detached property with 2 bedrooms and 1 bathroom is a compact yet efficient configuration, aligning well with the 5km radius median of 1 bathroom, though slightly smaller than the 3-bedroom median prevalent in the 10km area.
- Value Enhancement Potential: While the BER is strong, even minor cosmetic upgrades or garden landscaping could further enhance the property's appeal and market value, presenting an accessible investment given its current asking price.
- Hypothesis: The property's robust BER B rating will act as a significant buffer against potential market downturns in the local area, attracting environmentally conscious buyers and potentially maintaining its value more effectively than lower-rated properties in a depreciating market.
Amenities
Transport Connectivity: While the rural location of Shrough, Lismore means no DART or Luas access, the property benefits from local bus services (e.g., Local Link Waterford) offering connections to Lismore town and wider county destinations; the nearest main train stations are in Mallow or Waterford City.
Details
- Local Lifestyle & Education: Residents have access to essential amenities in nearby Lismore, including primary and secondary schools such as Blackwater Community School, local SuperValu and Centra for shopping, and recreational facilities like Lismore Castle and Gardens.
- Healthcare & Green Spaces: Healthcare access is provided by Lismore Medical Centre and local pharmacies, with major hospitals like University Hospital Waterford accessible for broader medical needs; the scenic rural setting offers abundant opportunities for outdoor activities and walks along country roads.
- Hypothesis: The appeal of this property will strongly resonate with buyers prioritizing a tranquil rural lifestyle over extensive public transport, as its proximity to Lismore's core amenities combined with the natural beauty of the Blackwater Valley offers a compelling quality of life that outweighs urban connectivity for its target demographic.
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.