88 Upper Yellow Road , Waterford City, WaterfordX91N1KW
€200,000
4 Bed~1 Bath~63 m²~BER D1
What you'll like:
- City Centre Proximity: Located within easy walking distance of Waterford City Centre, this home offers exceptional convenience for daily commuters and social outings.
- Four Bedroom Layout: The property features a surprisingly flexible four-bedroom layout, providing ample space for growing families, guests, or home working.
- Generous Rear Garden: An expansive enclosed rear garden provides fantastic outdoor living space, perfect for children, pets, entertaining, and future landscaping projects.
- Established Residential Area: Situated in a mature and established neighbourhood, buyers benefit from a stable community atmosphere and proven long-term neighborhood appeal.
- Close to Amenities: A wide range of local shops, schools, and everyday conveniences including the Hyper Centre are located within very easy reach.
- Public Transport Links: Regular bus services operate nearby, ensuring smooth and reliable connectivity to various parts of the wider city and suburbs.
- Educational Access Proximity: The SETU Waterford campus is easily accessible from the location, making it very attractive for student rentals or academic staff.
- Employment Hub Proximity: Major local employment centers such as the Waterford Industrial Estate are within straightforward reach for working professionals.
- Flexible Ground Floor: The versatile ground floor room can effortlessly serve as a home office, playroom, study, or traditional fourth bedroom.
- Gas Fired Heating: Equipped with a gas-fired central heating system already in place, providing reliable and controllable warmth throughout the winter months.
- Attractive Front Garden: Features an appealing front garden with a stepped pathway leading to the main entrance, enhancing the overall street presentation.
- First Time Buyer Appeal: Offering an affordable entry point near the city core, this represents a brilliant opportunity for first-time purchasers entering the market.
- Investment Potential: The proximity to the university and industrial estates creates strong potential for landlords seeking reliable long-term rental demand.
- Practical Accommodation: Despite a modest overall footprint, the interior maximizes space utilization to deliver a surprisingly functional layout for daily living.
- Enclosed Security: The rear garden is fully enclosed, offering added security and privacy for families with young children or outdoor pets.
- Walking Convenience: Residents can easily run daily errands on foot, significantly reducing reliance on private vehicles for routine household shopping trips.
- Established Community: Buying into a well-established area means predictable neighborhood dynamics and well-defined local infrastructure already supporting the community.
- Expansion Potential: The generous rear garden offers physical scope for potential extensions, subject to obtaining the necessary local planning permissions.
- Direct Access: The property benefits from straightforward on-street parking options available nearby for residents and visiting guests alike.
- Straightforward Layout: The intuitive separation of living spaces between the ground and upper floors ensures comfortable day-to-day household functioning.
But keep in mind:
- Modest Floor Area: Offering only 63 square metres of living space, rooms may feel compact, requiring careful furniture planning by the buyer.
- Low Energy Rating: The D1 BER rating indicates poor energy efficiency, which is likely to result in higher monthly heating and utility bills.
- Single Bathroom Constraint: Having only one shared bathroom for up to four bedrooms could create morning bottlenecks for a busy family or household.
- On Street Parking: The reliance on on-street parking means vehicle security cannot be guaranteed and finding a spot near the door might occasionally prove difficult.
- Upgrades Required: The lower energy rating and property age suggest that the buyer should budget for potential insulation and window efficiency upgrades.
- Compact Room Proportions: Fitting four bedrooms into a 63-square-metre footprint implies that some sleeping and living quarters may have restricted floor space.
- Heating Efficiency: The existing gas-fired boiler should be inspected by a professional plumber to verify its age, efficiency, and remaining operational lifespan.
- Ventilation Check: Due to the D1 energy rating, buyers should thoroughly inspect for signs of trapped condensation, dampness, or inadequate indoor ventilation.
- Insulation Deficits: Roof space and wall insulation levels should be professionally assessed during structural due diligence to identify potential heat loss points.
- Window Performance: Single or older double-glazed windows may require complete replacement to improve thermal retention and reduce outside street noise.
- Electrical System Age: Buyers should commission a qualified electrician to inspect the fuse board and wiring to ensure compliance with modern safety standards.
- Garden Maintenance: The generous rear garden, while desirable, will require ongoing physical upkeep and landscaping investment to keep it functional and tidy.
- Boundary Verification: Legal advisors should carefully examine the title deeds and maps to confirm that all garden boundaries match the official land registry records.
- Future Retrofitting Costs: Bringing the property up to a modern B-rating standard could involve substantial capital investment in heat pumps or external insulation.
- Storage Limitations: With a smaller total footprint, built-in storage options may be limited, requiring creative solutions or outdoor shed additions.
- Urban Noise Levels: Being situated close to the city centre and established roads may expose the property to higher ambient traffic and urban noise.
- Planning Compliance: Any historical internal modifications or extensions should be verified against local council planning records to ensure full regulatory compliance.
- Plumbing Inspection: The overall water pressure and plumbing infrastructure should be thoroughly tested by a surveyor to rule out hidden leaks or corrosion.
- Roof Condition: A competent building surveyor should inspect the roof tiles, flashing, and timbers for any hidden wear or weather-related deterioration.
- Resale Liquidity: Compact homes with lower energy ratings can sometimes experience slower resale cycles compared to modern, highly energy-efficient suburban properties.
Price positioning
?
- The asking price appears somewhat overvalued because the listed figure exceeds recent transactions recorded on the immediate street for comparable residential units of similar size and layout configurations.
- Signals pointing towards an elevated valuation include the compact floor area combined with a modest energy rating, suggesting potential future expenditure required to upgrade thermal efficiency and overall comfort levels.
- Factors that could support such a price positioning encompass the central city location, proximity to local amenities, and the presence of a flexible layout featuring an outdoor garden space.
- Additionally, broader regional market trends and general housing demand within the urban center could influence buyer willingness, though potential purchasers may weigh upgrade costs against the initial capital outlay.
Build Analysis
What we know from similar construction types
- The property has a relatively compact floor area of approximately 63 square meters spread across four bedrooms and one bathroom, suggesting that individual rooms may be small in size.
- A buyer should investigate the structural layout and potential alterations made to fit four bedrooms into a 63 m² footprint, ensuring all internal partitions and room usages comply with building regulations.
- Given the D1 BER rating and the age typical of established residential areas in this location, a buyer should inspect the property for adequate insulation, ventilation, and the condition of the gas-fired central heating system.
- Verify the boundary lines, title details, and any planning permissions or exemptions related to previous modifications or extensions, particularly concerning the rear garden and internal configuration.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, placing it in the D to G bracket which requires a deep retrofit cost estimate.
- A comprehensive deep retrofit to bring this approximately 63 m² home to a high energy-efficient standard (such as an A rating) is estimated to cost between 30,000 and 50,000 euros.
- This estimated cost would cover external wall insulation, upgrading windows and doors, attic insulation, and potentially integrating renewable heating technologies like a heat pump, subject to a professional technical assessment.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1200 to 1500 euro.
- This estimate reflects the D1 energy rating and a floor area of 63 square metres utilising gas-fired central heating, though actual costs will vary based on personal usage habits and energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
86 UPPER YELLOW ROAD, WATERFORD CITY, CO WATERFORD
- Sale date
- Declared sale price
- €175,000.00
APT 43 SHANDON COURT, UPPER YELLOW ROAD, WATERFORD CITY
- Sale date
- Declared sale price
- €140,000.00
Recent sales in the wider Waterford City area
146 MCDERMOTT ROAD, CORK ROAD, WATERFORD CITY
- Sale date
- Declared sale price
- €260,000.00
8 MOYNE HOUSE, GRATTAN QUAY, WATERFORD CITY
- Sale date
- Declared sale price
- €2,448,356.00
APT 5 BLOCK 4 ROCKSHIRE HOUSE APTS, ROCKSHIRE RD, WATERFORD CITY
- Sale date
- Declared sale price
- €173,000.00
1 PLEASANT DRIVE, MOUNT PLEASANT, WATERFORD CITY
- Sale date
- Declared sale price
- €600,000.00
10 MORGAN ST, WATERFORD CITY, WATERFORD
- Sale date
- Declared sale price
- €159,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR).
Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 2000 euro for a 200000 euro home.
- Solicitor legal fees: roughly 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: estimated between 400 and 800 euro for a standard pre-purchase structural survey.
- Annual home insurance: roughly 350 to 600 euro depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents on local forums frequently discuss the convenience of living close to Waterford City Centre and local amenities.
- Traffic flow and parking along Upper Yellow Road and surrounding access routes are common topics among neighborhood groups.
- Community discussions often highlight the proximity to educational institutions such as SETU Waterford and local schools.
- Local groups note ongoing developments and general maintenance within established residential areas near the city center.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a generous enclosed rear garden and four bedrooms, offering good space for young children, though families should verify the exact interior layout suitability for very young kids.
- Teenagers6/10
Four bedrooms provide adequate space for a growing family, and the city-adjacent location offers good independence for teenagers using nearby public transport.
- Multi-generational Living4/10
With a floor area of 63 square metres and a single bathroom, space is somewhat compact for multi-generational living, though the flexible ground-floor room offers additional options.
- Single Buyers8/10
An accessible asking price and a central location close to Waterford City Centre make this an attractive and manageable option for single buyers entering the market.
- Couples8/10
Provides ample space with potential for a home office alongside bedrooms, well-suited for couples looking for proximity to city amenities.
- Empty Nesters6/10
The home offers single-level potential with a ground-floor bedroom and bathroom, but buyers should consider potential ongoing maintenance of the gardens.
- Retirees6/10
Proximity to city amenities is a strong advantage, though the presence of stairs and an asking BER of D1 mean buyers should inspect the property for potential energy upgrade requirements.
Work
3 areas- Remote Working7/10
The versatile additional ground-floor room is ideally suited as a home office or study for remote workers.
- Hybrid Commuting8/10
Conveniently positioned with regular bus services nearby and easy access to SETU Waterford, local industrial estates, and the city centre.
- Retired6/10
Close proximity to city services and healthcare facilities supports retirement living, subject to personal mobility needs.
Practical
8 areas- Ageing in Place5/10
The presence of a ground-floor room and bathroom offers potential for accessibility, though buyers should verify if structural modifications are needed for long-term ageing in place.
- Low Maintenance6/10
A compact 63 m² floor area makes indoor cleaning manageable, though garden upkeep and a D1 BER rating suggest some ongoing property management.
- Secure Gated Entry2/10
The property features a stepped pathway to the entrance and on-street parking nearby rather than secure gated entry.
- Minimalist Design5/10
Features a traditional layout with flexible rooms, which can be adapted to minimalist tastes with interior updates.
- Flexible Floor Plans8/10
The ground floor includes a versatile additional room ideal as a fourth bedroom, home office, playroom, or study.
- Heritage Home4/10
Located in an established residential area, though not explicitly marketed as a protected heritage structure.
- Ecological Setup3/10
The property has a D1 energy rating, indicating that buyers may wish to investigate energy efficiency upgrades.
- Outdoor areas7/10
Benefits from a generous enclosed rear garden and an attractive front garden with a stepped pathway.
Interests
9 areas- Gardening6/10
Features an attractive front garden and a generous enclosed rear garden, providing solid scope for domestic gardening enthusiasts.
- Walking8/10
Waterford City Centre, local schools, and everyday amenities are within walking distance, making it convenient for pedestrians.
- Gym7/10
Urban location ensures reasonable access to local fitness facilities and amenities within the city.
- Cycling7/10
The city-based location facilitates cycling to central employment, educational centres, and local services.
- Golf5/10
General accessibility to local golf courses in the wider Waterford area, though transport is needed.
- Fishing4/10
Proximity to the River Suir region offers reasonable access to local angling spots with appropriate transport.
- Horse Riding3/10
Equestrian facilities are typically located outside the immediate urban core, requiring travel.
- Water Sports4/10
Proximity to the river and regional aquatic facilities provides baseline access to water sports.
- Entertaining7/10
The generous enclosed rear garden provides a great space for outdoor entertaining and social gatherings.
Lifestyle
5 areas- Quiet Living5/10
Located in an established residential area close to Waterford City Centre, buyers should expect standard urban and neighbourhood activity levels.
- Rural Living1/10
This is an urban property situated close to the heart of Waterford City, offering no rural characteristics.
- Village Living4/10
While close to local neighbourhood amenities and shops, the setting is firmly urban rather than a traditional village.
- Coastal Living3/10
Located in Waterford City rather than a coastal setting, though river amenities and broader county coastal spots are accessible by transport.
- Urban Living9/10
Excellent urban positioning within walking distance of Waterford City Centre, local shops, schools, and regular bus services.
Social
6 areas- Community Involvement7/10
Set in an established residential area with active local community networks and nearby schools and amenities.
- Café Culture8/10
Being within walking distance of Waterford City Centre puts a wide variety of cafes and restaurants easily within reach.
- Nightlife8/10
City-centre proximity ensures easy access to pubs, entertainment venues, and evening social spots.
- Health/Wellness groups7/10
Good urban access to local wellness groups, fitness centres, and community health services.
- Networking Opportunities7/10
Proximity to employment hubs, SETU Waterford, and the city centre aids professional networking.
- Tech-Hub Connectivity6/10
Urban location generally supports good digital connectivity, though buyers should verify specific broadband speeds available.
Listing information
- Agent
- RE/MAX Property Specialists
- Phone
- 051 843 684
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-7AED82HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.