The Woodlands, Mahon Bridge, Kilmacthomas, Co Waterford, X42 YN79
4 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 1 Bath · 104m² · Detached
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 18mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions 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.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price aligns with the median transaction level.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
18 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Garranmillon Lower, Kilmacthomas, Co Waterford, Waterford | 2024-10-11 | 247.5m² | |
| Garronmillon Lower, Kilmacthomas, County Waterford, Waterford | 2023-10-25 | 134m² |
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
BER Upgrade Potential: Upgrading from the E1 BER rating to a B2 could cost an estimated €15,000-€25,000 but is projected to increase the property's value by €20,000-€30,000.
Details
- Size Efficiency: This 104m² detached property with 4 bedrooms offers a reasonable 26m² per bedroom, which is standard for family homes.
- Value Optimization: With an E1 BER rating, annual energy costs are likely to be €2,000-€2,600; investing in insulation and heating upgrades could reduce this by €600-€900 annually.
- Hypothesis: The E1 BER rating presents a significant opportunity for capital appreciation through energy efficiency improvements, with the potential to recoup upgrade costs and add substantial value, particularly if the property is compared to higher-rated homes in the local market.
Amenities
Limited Local Transport: No specific bus routes, train stations, Luas stops, or DART stations are listed as directly serving Mahon Bridge, Kilmacthomas, indicating reliance on private transport.
Details
- Rural Lifestyle Amenities: While specific local amenities are not detailed, the location suggests a focus on natural surroundings rather than urban conveniences like extensive retail centres or numerous restaurants.
- Commuter Challenge: The lack of direct public transport links makes commuting to larger urban centers potentially time-consuming, likely involving multiple transfers or a significant drive.
- Hypothesis: The property's rural setting, while offering tranquility, necessitates a proactive approach to amenity access; potential buyers should prioritize proximity to Kilmacthomas village for essential services and investigate regional transport hubs like Waterford City for wider connectivity.
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.