4 Heather Grove, Barraduff, Co. Kerry, V93 FF1W
2 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 1 Bath · 138m² · 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
Excellent Energy Efficiency: The A2 BER rating positions this property to have annual energy costs of €800-€1,200, which is approximately €1,000-€1,400 lower than comparable D-rated properties of a similar size in the area.
Details
- Generous Size: With 138m² of living space, this semi-detached property offers a larger footprint than the median of 3 bedrooms and 2 bathrooms found within a 100km radius, suggesting good space efficiency for a family.
- Value Optimization Opportunity: While the A2 BER is excellent, a further €8,000-€12,000 investment in specific smart home technology or renewable energy integration could potentially increase its value by an additional €15,000-€20,000, capitalizing on the demand for high-spec homes.
- Hypothesis: Given the high BER rating, this property is well-positioned to benefit from future government incentives for energy-efficient homes. If such incentives are introduced at a national level, similar A-rated properties within 10km could see a value uplift of 5-10% over the next 2-3 years, driven by policy rather than just market demand.
Amenities
Limited Public Transport: Barraduff, Co. Kerry, V93FF1W does not appear to be directly served by major public transport networks such as Dublin Bus routes, train stations, Luas stops, or DART stations, indicating a reliance on private transport for connectivity.
Details
- Local Services: While specific facilities are not detailed in the provided data for Barraduff, a rural location typically means that access to major shopping centres like Kerry County Shopping Centre, or healthcare facilities like University Hospital Kerry would require travel of over 20km.
- Family Facilities Gap: The absence of specific school names (e.g., Primary and Secondary schools), and childcare facilities within a close radius suggests that families may need to travel significant distances for educational and childcare services.
- Hypothesis: The 'Outside Dublin' classification and lack of specific transport routes suggest that this property's value appreciation will be heavily reliant on localized infrastructure development, such as the potential improvement of rural roads or the introduction of limited community transport services, rather than being influenced by broader urban connectivity trends.
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.