18 Finnihy Woods, Gortamullen, Kenmare, Kenmare, Co. Kerry, V93 DP46
15 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 3 Bed · 2 Bath · 125m² · Semi-D
Market Position
At the Upper End of Local Sales
At €460,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
15 closed sales nearby · 15mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €460,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
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 — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 45% 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
€460,000
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 · High
15
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±10%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Fuschia Court, Pairc Na Gloine, Kenmare, Kerry | 2025-05-14 | 99.5m² | |
| 23 Heather Park, Pairc Na Gloine, Kenmare, Kerry | 2025-05-02 | 147m² |
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
Energy Efficiency: With a B3 BER rating, this property offers good energy performance; upgrading to an A-rated BER could potentially save €1,000-€1,400 annually in energy costs compared to a D-rated property of similar size.
Space Value: At 125m², this 3-bedroom, 2-bathroom semi-detached house offers ample living space, aligning well with family needs and potentially commanding a higher value compared to smaller properties in the vicinity.
Upgrade Potential: While the B3 BER is good, investing in minor upgrades like enhanced insulation or solar panels could push this to an A-rated BER, potentially increasing the property's value by an estimated €15,000-€20,000 with an upgrade cost of €8,000-€12,000.
Hypothesis: The B3 BER rating, while good, means the property is still within the top 30% of the national housing stock but underperforming against the newest builds; focused investment on a heat pump system could elevate its BER to A2 and add a 7-10% value premium.
Amenities
Connectivity Gap: This property is located outside of Dublin and does not benefit from Luas, DART, or specific Dublin Bus routes mentioned in the data; transport connectivity to major hubs will likely require private transport or local bus services not detailed.
Local Services: Kenmare town offers a range of amenities including supermarkets like Tesco and Centra, with numerous local cafes and restaurants such as The Horseshoe Bar and The Kenmare Foodie, supporting a vibrant local lifestyle.
Family Focus: The proximity to Kenmare Primary School and St. John's National School, along with local sports facilities, suggests this area is well-suited for families seeking accessible educational and recreational opportunities within a close radius.
Hypothesis: The strong lifestyle amenities of Kenmare, coupled with its picturesque natural surroundings, create a significant local premium that can offset the lack of direct public transport links to larger urban centers, making it attractive to a lifestyle-driven buyer.
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.