2 The Meadows, Barraduff, Killarney, Co. Kerry, V93 E3EP
2 homes sold nearby. See what they went for — and what to bid on this one.
€399,500 · 3 Bed · 3 Bath · 128m² · Semi-D
Market Position
Limited Transaction Data
At €399,500, 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
€399,500
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
Energy Efficiency: The A2 BER rating indicates excellent energy efficiency, likely resulting in annual energy costs of €800-€1,200, compared to €1,800-€2,200 for a typical D-rated property of similar size, offering substantial savings.
Space Efficiency: With 128m² across 3 bedrooms and 3 bathrooms, the property offers a comfortable space ratio of approximately 42.6m² per bedroom and 42.6m² per bathroom, indicating good space allocation.
Value Optimization: Given the A2 BER, further substantial upgrades are unlikely to yield significant value increases. However, focusing on cosmetic enhancements or minor functional improvements could enhance market appeal, potentially adding €5,000-€10,000 in value for a modest investment.
Hypothesis: The A2 BER rating is a significant asset, positioning this property favorably against older stock. While major energy upgrades are not needed, the market might increasingly reward properties with smart home integration or enhanced outdoor living spaces, offering an opportunity for buyers to add value beyond current energy performance.
Amenities
Transport Connectivity: While specific bus routes or train stations are not provided for Barraduff, Co. Kerry, the property's 'Outside Dublin' location suggests reliance on local bus services and regional transport links, which may require further investigation for detailed commute times.
Local Services: Barraduff is a village near Killarney, suggesting access to essential local amenities such as the Barraduff National School, local shops, and potentially the Killarney Community Hospital for healthcare needs.
Lifestyle Appeal: Proximity to Killarney National Park, a UNESCO World Heritage site, offers significant lifestyle advantages for outdoor enthusiasts, including hiking, cycling, and enjoying natural scenery.
Hypothesis: The value proposition of this property is heavily tied to its rural charm and proximity to Killarney National Park, rather than urban connectivity. Future value appreciation will likely be driven by continued investment in the Killarney region's tourism infrastructure and local amenities, enhancing its appeal as a lifestyle destination.
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.