5 The Orchard, Beaufort, Killarney, Co. Kerry, V93 NX29
5 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 3 Bed · 3 Bath · 135m² · Semi-D
Market Position
At the Upper End of Local Sales
At €385,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 21mo recency · Low 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 €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
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Financial Exposure · 30% 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
€385,000
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
5
Transactions Analysed
Within 5.0km
21 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Tomies Close, Beaufort, Killarney, Kerry | 2025-03-12 | 150m² | |
| 3 Tomies Close, Beaufort, Killarney, Kerry | 2024-08-27 | — |
Transactions within a 5.0km radius and 36-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 Potential: With a C2 BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs compared to lower-rated homes.
Space and Configuration: The property offers 135.0m² with 3 bedrooms and 3 bathrooms, a well-balanced configuration for a family home.
Value Optimization: The BER C2 rating offers a moderate level of energy efficiency; focusing on insulation and efficient heating systems could yield significant long-term savings and enhance marketability.
Hypothesis: The C2 BER rating, while adequate, presents a tangible opportunity for value enhancement. Investing in a comprehensive energy upgrade to achieve a B1 or A3 rating, costing an estimated €10,000-€15,000, could position the property to capture a premium of €20,000-€25,000 over its current valuation, especially if similar C-rated properties are prevalent in the local market.
Amenities
Connectivity Limitations: No specific bus routes, train stations, Luas or DART stops are listed as serving this immediate Beaufort area, suggesting reliance on private transport.
Local Services Accessibility: While specific amenities are not detailed, Killarney town (approximately 8km away) offers comprehensive shopping at Killarney Outlet Centre, retail options at High Street, and supermarkets like Tesco and Dunnes Stores.
Healthcare Proximity: Access to healthcare would likely involve travel to Killarney town, which has St. Columbanus Community Hospital and various local clinics and pharmacies.
Hypothesis: The absence of direct public transport links for Beaufort, as indicated by the data, suggests that the property's appeal is primarily for those prioritizing a rural lifestyle over urban convenience. Future development focusing on enhanced bus services connecting Beaufort to Killarney could significantly boost property values by attracting a wider buyer demographic, including commuters and families seeking a quieter environment with reasonable access to 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 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.