Kylemore 28 Castlewoods, Ballinamona , Waterford City, Waterford
X91 FXT2 · Waterford
Detached House · 5 bed · 360 m² · BER EXEMP
Asking price
€825,000
BuyerIQ value i
€1,003,000
Confidence Mediumi — 10 comparable sales support this estimate
⚡ PRICED 17.7% UNDER OUR ESTIMATE
This looks like a strong opportunity. Based on 10 comparable sales within 10.8km over the last 12 months, similar 5-bed detached houses sold for a median of EUR 958,231. The asking price of EUR 825,000 is 21.6% below our fair value estimate of EUR 1,002,986. In this area, properties typically sell at +16.1% versus asking.
31 days
On market
360 m²
Floor area
BER EXEMP
Energy rating
5 bed
Bedrooms
This is a preview — 3 of 20 sections are open21%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~18% below our €1003k estimate; 1 red flag before you bid.
Here's my read before you bid. At €825,000 this is priced roughly 18% below our estimate — interesting, in a good way. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do.
01Poor BER (EXEMP) — SEAI BER register.
0231 days, no cut — anchor holding, for now — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €825,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 2 findings on this property.
FREE PREVIEW: 1 OF 2 FINDINGS
ⓘ WATCH
31 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG TO UNLOCK
Get the full story before you bid.
Poor BER (EXEMP)
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
2 Rocklands, Pond Rd, Tramore5.5 km · 2025-11 · 5 bed · 256 m² · F · match 67
€629,000
Aviemore, Island Lane, Ballikill5.3 km · 2025-12 · 5 bed · 161 m² · match 62
€600,000
Foxgrove, Rocksprings, Dunmore Rd4.7 km · 2025-07 · 5 bed · 190 m² · E2 · match 61
€600,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
3 green flags on this property — free
Priced below our estimate10 comparable sales — strong evidenceNo bidding frenzy — normal market pace
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