10 Heather Grove, Barraduff, Headford, Killarney, Co. Kerry, Barraduff, Co. Kerry, V93 HXR8
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 2 Bath · 137m² · Semi-D
Market Position
Limited Transaction Data
At €400,000, we cannot reliably position this property — only 2 comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 5mo 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 1.5km over the past 18 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 1.5km · 18 months.
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 · 22% 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
€400,000
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 1.5km
5 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 |
|---|---|---|---|
| 2 Lake Road, Barraduff, Kilarney, Kerry | 2025-11-17 | 112m² | |
| 5 Forge Lane, Barraduff, Co Kerry, Kerry | 2025-07-11 | 130.1m² |
Transactions within a 1.5km radius and 18-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 Advantage: The 'B' BER rating offers a significant advantage over lower-rated properties, likely resulting in annual energy cost savings of €800-€1,200 compared to properties with D or E ratings of similar size.
Details
- Spacious Living: At 137.0m², this semi-detached house is larger than the median 3-bedroom property size within a 100km radius, offering good space for families.
- Value Optimization Potential: While having a 'B' BER is good, an upgrade to an 'A' rating (e.g., A2) could potentially cost €8,000-€12,000 but might add €15,000-€20,000 in value and further reduce annual running costs.
- Hypothesis: Properties with 'B' BER ratings are becoming increasingly sought after, and the presence of this rating, combined with a larger than average size, suggests that this property is well-positioned to retain and potentially increase its value, especially as energy efficiency becomes a greater factor in buyer decisions.
Amenities
Limited Local Transport: Barraduff's location is outside of Dublin, with no specific bus routes, train stations, Luas, or DART lines mentioned as directly serving the immediate area, suggesting reliance on private transport.
Details
- Local Services Accessibility: While Killarney town offers amenities like St. Brendan's Hospital, St. Francis Special School, and shopping centers such as The Park Killarney, these are likely a drive away from Barraduff.
- Rural Lifestyle Focus: The area likely offers a quieter, more rural lifestyle, with access to local cafes and pubs in Barraduff and potentially parks or walking trails in the wider Killarney National Park area.
- Hypothesis: The property's appeal will be heavily reliant on buyers prioritizing a rural lifestyle over immediate urban connectivity; its long-term value appreciation will be more sensitive to local infrastructure improvements or new developments in Killarney town than to changes in public transport networks.
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.