16 The Meadows, Barraduff, Killarney, Co. Kerry, V93 YHC6
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 3 Bed · 3 Bath · 128m² · 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 · 7mo 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 of comparable sales. 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
7 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 A2 BER rating indicates superior energy efficiency, meaning estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, a saving of €1,000-€1,400 annually.
Space Efficiency: With 128m² spread across 3 bedrooms and 3 bathrooms, this semi-detached property offers a good balance of living space and private facilities, providing approximately 42.67m² per bedroom.
Value Optimization: Given the A2 BER rating, focus on maintaining its energy performance is key; however, if any older fixtures or fittings are present, upgrading these could yield further marginal value increases, though the primary gain is already achieved through the A2 rating.
Hypothesis: The current A2 BER rating implies the property's thermal envelope and heating systems are highly efficient; however, a detailed energy audit could identify opportunities to further enhance occupant comfort and potentially reduce energy consumption by an additional 5-10% through smart home integrations or advanced controls.
Amenities
Transport Connectivity: Barraduff is served by Bus Éireann routes, with local services connecting to Killarney town, a hub for further regional transport including national bus services and a train station.
Local Services: The village of Barraduff offers essential amenities including a local shop and post office, with Killarney town (a short drive) providing access to major supermarkets like Tesco and Dunnes Stores, as well as healthcare facilities.
Family Amenities: Proximity to St. Oliver's National School in Killarney and potential for local childcare facilities in the broader Killarney area cater to family needs, with nearby parks and recreational areas in Killarney National Park.
Hypothesis: While Barraduff offers a rural setting, its connectivity to Killarney town via Bus Éireann routes means residents can access a wider range of educational institutions, specialized healthcare services, and diverse retail options without needing to reside in a larger urban centre, making it a viable option for those seeking a balance between rural and convenient living.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.