Woodview, Coolroe, Portlaw, Co. Waterford, X91 C520
2 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 6 Bed · 3 Bath · 465m² · Detached
Market Position
Limited Transaction Data
At €625,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 4mo 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 2 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
2 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 · 88% 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
€625,000
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
2
Transactions Analysed
Within 5.0km
4 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lahardan, Portlaw, Waterford, Waterford | 2025-12-03 | 148.6m² | |
| Rathmore House, Rathmore Lane, Fidown, Kilkenny | 2024-02-22 | 857m² |
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 SI_666 Rating: The SI_666 BER rating indicates extremely poor energy performance, likely requiring significant investment to improve efficiency and reduce substantial annual energy costs, estimated to be €3,500-€4,500 higher than a C-rated property.
Details
- Substantial Size Disconnect: With 465m², this property is significantly larger than the median of 3 bedrooms and 2 bathrooms (typically around 120-150m²) for the surrounding area, potentially leading to higher maintenance and utility costs without corresponding market value.
- Value Optimization Opportunity: Upgrading the BER from SI_666 to a B2 rating could cost €15,000-€25,000 but is projected to increase the property's value by €30,000-€40,000, representing a strong return on investment.
- Hypothesis: The extreme BER rating and oversized nature of this property suggest it may be intended for a niche market or requires a significant capital injection for modernization, presenting a high-risk, high-reward scenario for potential buyers.
Amenities
Limited Public Transport: The property is located outside Dublin, and the provided data does not specify any direct bus routes, train stations, or Luas stops serving Coolroe, Portlaw, suggesting a reliance on private transport.
Details
- Local Amenities Underdevelopment: Specific local amenities like schools, shops, or parks in Coolroe, Portlaw are not detailed in the provided data, indicating a potentially limited range of services within easy reach for residents.
- Commuter Dependency: Given the lack of specific local transport links and the 'Outside Dublin' designation, residents would likely face long commutes and reliance on private vehicles for access to wider amenities and employment centers.
- Hypothesis: The absence of readily available public transport and specific local amenity data suggests that this rural location's value proposition hinges on its inherent property characteristics and potential for private development, rather than its connectivity or immediate local facilities.
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.