4 Heather Grove, Barraduff, Headford, Co. Kerry, 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 · 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
BER B Rating Efficiency: With a B BER rating, this property is likely to have significantly lower annual energy costs compared to properties with D or E ratings, potentially saving €1,000-€1,400 annually over a typical D-rated home of this size.
Details
- Generous Space Allocation: At 137.0m², this property offers ample living space, exceeding the median size for properties within a 100km radius which has a median of 3 bedrooms and likely a smaller average footprint.
- Value Optimization Opportunity: While currently B-rated, strategic upgrades to an A-rating could further enhance market appeal and offer potential future value increases beyond standard market appreciation, though specific cost-benefit analysis is needed.
- Hypothesis: The 137m² size and 4-bedroom configuration, combined with a B BER rating, positions this property as a desirable family home. The data suggests that while its current BER is good, the localized demand for larger homes (median 4 beds within 10km) indicates that further energy efficiency improvements could unlock a greater premium than the general market might suggest.
Amenities
Limited Local Transport: Given the V93FF1W address, the immediate area likely has limited public transport, with no specific bus routes, train stations, or Luas/DART stops mentioned as directly serving Barraduff, Headford, suggesting reliance on private transport.
Details
- Essential Local Services: The area is likely served by essential local services, with a pharmacy and primary school typically found in villages of this size, however, specific names and distances are not available in the provided data.
- Rural Lifestyle Amenities: Barraduff is expected to offer a quieter lifestyle with access to local cafes and potentially nearby parks or walking trails common in rural Irish settings, contributing to quality of life but limiting urban conveniences.
- Hypothesis: The lack of specific public transport data and the 'Outside Dublin' classification for this V93FF1W postcode suggests that its value is primarily driven by its rural setting and potential for a more tranquil lifestyle, rather than by commuter links or extensive urban amenities, making it a niche appeal property.
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.