6 Rookery Woods, Ballycasheen, Killarney, Co. Kerry, V93 AWF1
11 homes sold nearby. See what they went for — and what to bid on this one.
€690,000 · 5 Bed · 4 Bath · 188m² · Detached
Market Position
Priced Above Local Sales
At €690,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
11 closed sales nearby · 15mo recency · High 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 €690,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €34,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €690,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€34,500
That's what overbidding by just 5% on a €690,000 home costs you — before interest.
A €19 check before a €690,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 13% 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
€690,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±18%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Rookery Woods, Ballycasheen, Killarney, Kerry | 2024-12-18 | 187.8m² | |
| 33 Rookery Woods, Ballycasheen, Killarney, Kerry | 2024-12-09 | 147.3m² |
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: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than a D-rated property of similar size which would incur €1,800-€2,200 annually.
Spacious Layout: At 188m², this property offers ample living space with 5 bedrooms and 4 bathrooms, aligning well with the needs of larger families or those seeking extensive accommodation.
Value Optimization: The presence of a high BER rating suggests good build quality and modern insulation, reducing the need for immediate costly upgrades and optimizing long-term value.
Hypothesis: The A2 BER rating, combined with the substantial size, positions this property favorably for energy-conscious buyers; however, further analysis of specific internal finishes and potential for smart home integration could reveal additional opportunities for value enhancement compared to nearby properties.
Amenities
Local Connectivity: While specific transport routes for Ballycasheen are not detailed, Killarney town center offers connections via Bus Éireann routes serving major towns and cities.
Essential Services: Killarney town provides access to healthcare facilities such as St. Columbanus' Hospital, and various pharmacies, alongside shopping at centers like the Killarney Outlet Centre and multiple supermarkets.
Leisure and Recreation: The property is situated near Killarney National Park, offering extensive walking routes, natural beauty, and recreational opportunities, with local cafes and restaurants available in Killarney town.
Hypothesis: The proximity to Killarney National Park and the town's amenities suggests a high quality of life, but the lack of specific public transport route numbers within the data means a buyer would need to verify commute times and frequencies to employment hubs outside of Killarney.
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.