18 Ross Castlegrove, Ross Road, Fossa, Co. Kerry, V93 T6C4
12 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €380,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
12 closed sales nearby · 10mo 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €380,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Ross Grove, Ross Rd, Killarney, Kerry | 2025-12-04 | — | |
| 20 Ross Castlegrove, Ross Rd, Killarney, Kerry | 2025-06-12 | — |
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
Solid BER Rating: The C2 BER rating is respectable, but upgrading to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Adequate Size and Configuration: At 120m² with 3 bedrooms and 2 bathrooms, the property's size and layout are typical for the market, matching the median of 3 beds and 2 baths observed within 100km.
- Value Optimization Opportunity: Investing in energy efficiency upgrades from C2 could reduce annual energy costs compared to lower-rated properties, potentially saving €1,000-€1,400 annually compared to a D-rated property of similar size.
- Hypothesis: Given the C2 BER, the primary value optimization lies in energy efficiency. Targeting upgrades that push the BER to a B rating could not only recoup the investment through increased sale value but also attract a wider buyer pool seeking lower running costs, a trend likely to grow.
Amenities
Excellent Connectivity: Fossa benefits from proximity to Killarney town, which offers bus routes like Bus Éireann 277 connecting to Tralee and further afield; the nearest train station is Killarney, approximately 4km away.
Details
- Rich Lifestyle Offerings: The area boasts numerous amenities including restaurants like The Clúth Café, parks such as Knockreer Estate, and access to the Lakes of Killarney for outdoor activities.
- Family-Friendly Environment: Proximity to Fossa National School and St. Brigid's Presentation Secondary School in Killarney, along with local playgrounds, makes this an appealing location for families.
- Hypothesis: The Fossa area's strong appeal, driven by its natural beauty and proximity to Killarney town's established infrastructure, creates a sustained demand that insulates property values from wider market downturns, making it a stable long-term investment despite potential fluctuations in the broader Irish property market.
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.