Thistledown Nire Road, Ballymacarbry, Co. Waterford, E91 HR63
1 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 5 Bed · 2 Bath · 12950m² · Bungalow
Market Position
Limited Transaction Data
At €475,000, 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 · 32% 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
€475,000
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 |
|---|---|---|---|
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — |
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
C3 BER Rating: This BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €10,000-€15,000 and potentially increase property value by €18,000-€25,000.
Ample Living Space: With 5 bedrooms and 2 bathrooms spread across a substantial 12950.0m² plot, the property offers generous space, though the specific build size isn't provided for a direct comparison to the land size.
Value Optimization Potential: The large land parcel presents significant opportunity for expansion or development (subject to planning), which could substantially optimize the property's overall value beyond its current structure.
Hypothesis: The significant land size relative to the bungalow's built area suggests that future value appreciation will be more heavily influenced by land development potential and rural planning policies than by incremental improvements to the existing structure's energy efficiency.
Amenities
Limited Public Transport: Ballymacarbry is not directly served by specific named bus routes, train stations, or Luas/DART lines, indicating a reliance on private transport for connectivity.
Local Services: Access to essential services like schools (e.g., Ballymacarbry National School), healthcare (e.g., local GPs, nearest hospital likely St. Joseph's Hospital in Dungarvan), and shopping (e.g., local convenience stores, nearest supermarket in Dungarvan) requires travel.
Rural Lifestyle: The property offers a lifestyle focused on natural surroundings, with potential for outdoor activities in the Nire Valley area, though structured lifestyle amenities like gyms or numerous cafes are likely a considerable distance away.
Hypothesis: The primary driver of property value in Ballymacarbry will be its rural setting and land, with a secondary consideration for its proximity to the larger town of Dungarvan for amenities, rather than direct access to urban transport or services.
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.