7 The Reeks Gateway, Tralee Road, Killarney, Co. Kerry, V93 C6CH
2 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 3 Bed · 2 Bath · 157m² · Townhouse
Market Position
Limited Transaction Data
At €385,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 6mo 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 5.0km over the past 36 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 5.0km · 36 months. 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.
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 · 24% 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
2
Transactions Analysed
Within 5.0km
6 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 |
|---|---|---|---|
| No 5 Killarney Reeks Gateway, Killarney, Kerry, Kerry | 2025-10-31 | 153.3m² | |
| 11 Chapel Court, New St, Killarney, Kerry | 2023-08-31 | 74.3m² |
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
BER Undetermined: The BER rating is pending, making it impossible to assess energy efficiency or potential savings without further information.
Spacious Townhouse: At 157m², this townhouse offers a generous living space, which is likely to be appealing in the Killarney market, particularly compared to smaller dwelling types.
Potential Value Uplift: If the BER rating falls into the D, E, F, or G categories, upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a strong return on investment.
Hypothesis: Given the property's size of 157m² and the median sale price per sqm within 1km at €3,533, a BER rating of C or above could justify an asking price premium of €25,000-€40,000 compared to properties with a D or lower rating, making the pending BER crucial for final valuation.
Amenities
Killarney Transport Hub: While specific route numbers aren't provided, Killarney's main bus station is a central hub connecting to various regional destinations, and Killarney Train Station offers rail services.
Local Retail & Services: The property is located on Tralee Road, Killarney, which is a main arterial route with proximity to national retailers, supermarkets like Tesco and Lidl, and essential services in Killarney town centre.
Recreational Access: The property's location provides excellent access to Killarney National Park, a UNESCO World Heritage site, offering extensive walking trails, lakes, and natural beauty.
Hypothesis: The 'Reeks Gateway' name suggests a strategic location linking Killarney town to the MacGillycuddy's Reeks mountain range, implying that properties in this development may appeal to outdoor enthusiasts and hikers, potentially commanding a niche premium if marketed effectively to this demographic.
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.