Ardcost, Portmagee, Portmagee, Co. Kerry, V23 DK81
12 homes sold nearby. See what they went for — and what to bid on this one.
€142,500 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €142,500, 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.
12 closed sales nearby · 15mo 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 €142,500, 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 €7,125 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €142,500, 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.
€7,125
That's what overbidding by just 5% on a €142,500 home costs you — before interest.
A €19 check before a €142,500 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 12 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 below the median of comparable sales, 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 · Low
12
Transactions Analysed
Within 5.0km
15 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Laharn South, Caherciveen, Kerry, Kerry | 2024-05-28 | — | |
| Derreen, Caherciveen, Co Kerry, Kerry | 2024-03-08 | — |
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 Efficiency Concern: With a BER rating of SI_666 (effectively a low rating), upgrading to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000 and potentially reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Modest Size: The 120.0m² size for a detached property is reasonable, but it offers 2 bedrooms and 1 bathroom, which might be a limiting factor for larger families compared to typical three-bedroom homes.
Value Optimization Opportunity: Given the property's current estimated value of €157,861.83 and the asking price of €142,500, there is a clear opportunity to enhance its market appeal and long-term value through targeted renovations, particularly in energy efficiency and bathroom additions.
Hypothesis: The combination of a low BER rating and a single bathroom suggests that significant capital expenditure on energy upgrades and a potential second bathroom could be a prudent investment, potentially yielding a return of 1.5 to 2.5 times the renovation cost upon resale, especially if similar properties in the area tend to have higher BER ratings and more facilities.
Amenities
Limited Public Transport: This area is outside Dublin and lacks specific mention of Luas, DART, or immediate train station access in the provided data, suggesting reliance on local bus services not detailed.
Rural Lifestyle Amenities: Portmagee is known for its proximity to the Skellig Islands, offering strong tourism and outdoor lifestyle amenities like boat trips and scenic walks, but specific retail and healthcare facilities within immediate walking distance are not detailed.
Pedestrian Access: Given the rural setting, walkability is likely to be focused on scenic routes and the immediate village centre rather than extensive pedestrian infrastructure or a wide array of local services within easy reach.
Hypothesis: The property's location in Portmagee, Co. Kerry, while offering unparalleled natural beauty and unique tourist attractions, suggests that its appeal will be primarily to lifestyle buyers and those seeking a quieter pace of life, with potential buyers needing to consider longer travel times for extensive shopping, advanced healthcare, and educational facilities beyond the immediate local offerings.
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.