7 Bruach Na Habhann, Dereen, Killarney, Co. Kerry, V93 H9P3
8 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 4 Bed · 2 Bath · 121m² · Semi-D
Market Position
Below Typical Sale Prices
At €335,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
8 closed sales nearby · 9mo recency · Moderate 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €335,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Bruach Na Habhann, Derreen, Killarney, Kerry | 2024-11-13 | 125m² | |
| 74 Bruach Na Habhann, Kilarney, Kerry, Kerry | 2025-02-26 | 118m² |
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 Efficient Living: With a C2 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Optimal Family Configuration: This 121m² semi-detached home features 4 bedrooms and 2 bathrooms, aligning perfectly with the median 4-bed, 2-bath configuration of recently sold properties in a 5km radius over the last 30 days, making it highly desirable for families.
- Upgrade Potential: While already a C2 BER, investing €4,000-€8,000 to upgrade to a B1 rating could further enhance energy efficiency and potentially increase the property's value by an estimated €8,000-€15,000, offering a strong return on investment.
- Hypothesis: With increasing emphasis on energy efficiency, the property's C2 BER, while solid, could be significantly enhanced to an A-rating with strategic investments, which would not only attract eco-conscious buyers but also command a premium due to long-term operational savings and future-proofing.
Amenities
Robust Regional Connectivity: The property benefits from robust regional connectivity with Killarney Train Station providing rail links, and Bus Éireann routes such as 270 and 271 offering connections to Cork and Tralee, all accessible within a short drive.
Details
- Excellent Family Facilities: Families will appreciate proximity to St. Oliver's National School and St. Brendan's College, alongside extensive leisure options including the Killarney Sports & Leisure Centre and the vast Killarney National Park, all within easy reach.
- Comprehensive Local Services: Essential shopping is well-served by nearby supermarkets like Tesco, SuperValu, Lidl, and Aldi, complemented by the Killarney Outlet Centre and access to healthcare at Killarney Community Hospital and various GP clinics.
- Hypothesis: The property's location, while slightly removed from the immediate town bustle, benefits significantly from Killarney's status as a major tourist destination, ensuring continued investment in amenities and infrastructure, which in turn underpins long-term property value appreciation in Dereen.
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.