Thistle Down, Graignagower, Ballymacarbry, Co. Waterford, E91 HR63
3 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 5 Bed · 3 Bath · 209m² · Bungalow
Market Position
Significantly Above Local Sales
At €585,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 33mo 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 3 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
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 63% 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
€585,000
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
3
Transactions Analysed
Within 5.0km
33 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — | |
| Sillaheen, Ballymacarbry, Co. Waterford, Waterford | 2023-07-14 | 370m² |
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 C3 Impact: A C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Energy Cost Savings: With a C3 BER, annual energy costs are estimated to be between €1,500-€2,000, whereas a property with a D-rated BER (common for older bungalows) might incur costs of €2,000-€2,500, saving €500-€1,000 annually.
Spacious Layout: The property offers 209m² with 5 bedrooms and 3 bathrooms, providing ample living space that aligns with larger family needs but may be above the average size for bungalows in the surrounding area, potentially impacting resale appeal to a broader market.
Hypothesis: The substantial size of the bungalow (209m²) with 5 bedrooms, despite its C3 BER rating, indicates a property designed for larger families or those seeking extensive living space, which could command a premium if it aligns with local demand for larger homes, even if requiring energy efficiency upgrades.
Amenities
Limited Direct Transport: The data does not mention specific bus routes, train stations, Luas, or DART stations serving Graignagower, Ballymacarbry, suggesting reliance on private transport.
Local Amenities Speculation: Without specific named facilities, the area likely offers basic local services, but comprehensive shopping, educational, or healthcare facilities would require travel to nearby towns, impacting daily convenience.
Rural Connectivity: As a property described as 'Outside Dublin', its walkability and pedestrian access would likely be limited to rural roads, with limited public infrastructure for walking or cycling.
Hypothesis: The lack of specific public transport routes and named local amenities in the provided data suggests this property is situated in a rural setting where car dependency is high, and the primary appeal would be tranquility and space rather than proximity to urban conveniences or public transport hubs.
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.