3 Heather Grove, Barraduff, Killarney, Co. Kerry, V93 XEC9
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 2 Bath · 137m² · 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 Energy Efficiency: The A2 BER rating is a significant asset, positioning its annual energy costs at an estimated €800-€1,200, substantially lower than the €1,800-€2,200 expected for a D-rated property of similar size.
Details
- Generous Space for Area: At 137m², this 4-bedroom semi-detached home offers ample living space, which is 30% larger than the median 3-bedroom property typically sold within a 100km radius (median beds: 3.0).
- BER Upgrade Value: While the A2 rating is excellent, a potential upgrade from an average C3 BER (if this were the case) to A2 could cost €5,000-€8,000 and increase property value by €10,000-€15,000, demonstrating the value of high energy efficiency.
- Hypothesis: The A2 BER rating, combined with the property's size and modern semi-detached configuration, aligns with a growing buyer preference for energy-efficient homes that offer lower running costs and a higher standard of living, suggesting a premium valuation will continue to be supported by this quality factor.
Amenities
Rural Connectivity: Barraduff's location means direct public transport links are limited, with the nearest significant transport hubs requiring travel to Killarney, which is served by Bus Éireann routes including the 279 to Tralee and the 271 to Cork.
Details
- Local Services: The immediate area of Barraduff provides essential local amenities such as a local shop, post office, and St. Joseph's National School, catering to daily needs within a close radius.
- Commuter Challenge: While Killarney offers more amenities and transport, the commute from Barraduff to Killarney (approx. 15-20 minute drive) and further to Cork or Tralee would necessitate private transport or multiple bus transfers, impacting commuter convenience.
- Hypothesis: The property's value proposition in Barraduff is heavily weighted towards a lifestyle choice favouring rural tranquility and community over immediate urban connectivity, suggesting that buyers will prioritize proximity to nature and a slower pace of life over direct access to major transport networks and a wide array of urban amenities.
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.