12 heather grove, barraduff, co. kerry, v93 dwn8
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 2 Bath · 138m² · 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
Exceptional Efficiency: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, offering substantial savings of €1,000-€1,400 annually compared to a typical D-rated property of similar size (estimated €1,800-€2,200).
Details
- Optimized Layout: At 138m² with 4 bedrooms and 2 bathrooms, the property offers a generous family-sized configuration that aligns perfectly with the recent median sales of 4-bed, 2-bath homes in the 10km radius.
- Modern Standard: The A2 BER rating positions this property significantly above the general market standard in the 10km radius, where 100% of recently sold properties have an unknown BER, suggesting a clear advantage in energy performance.
- Hypothesis: The property's A2 BER, coupled with its family-oriented 4-bed, 2-bath layout, will command a premium in the Barraduff market, as buyers increasingly prioritise long-term energy savings and spacious, modern living, especially given the scarcity of such properties as indicated by the limited sales data for 4-bed homes.
Amenities
Regional Connectivity: The property offers convenient access to Bus Éireann Route 271 directly serving Barraduff, with Killarney Train Station approximately 12km away providing rail links to Tralee and Dublin.
Details
- Essential Services: Located within Barraduff, the property is close to Barraduff National School and Barraduff Pharmacy, while wider amenities including SuperValu Killarney and Killarney Medical Centre are accessible within a 15km drive.
- Leisure and Lifestyle: Residents benefit from proximity to local community facilities and are within a 15km drive of Killarney National Park, offering extensive outdoor recreational opportunities.
- Hypothesis: As remote working becomes more prevalent, the excellent quality of life offered by Barraduff's blend of local amenities, community feel, and proximity to the natural beauty of Killarney will increasingly draw families seeking larger homes with high energy efficiency, further boosting property values in the area.
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.