Ardraw, Beaufort, Co. Kerry, V93 EW71
15 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 3 Bath · 170m² · Detached
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 21mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Bungalow, Meanus, Killorglin, Kerry | 2025-09-01 | — | |
| Anglont, Killarney Rd, Killorglin, Kerry | 2024-05-01 | — |
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
Moderate Energy Efficiency: A C1 BER rating suggests average energy performance, with potential annual energy costs of approximately €1,400-€1,800, compared to €800-€1,200 for a B-rated property of similar size.
Upgrade Potential: Upgrading from a C1 BER to a B2 rating could cost an estimated €6,000-€9,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by €400-€600.
Generous Size: At 170m², this 4-bedroom, 3-bathroom detached property offers ample living space, aligning well with family needs and potentially exceeding the size of many recently sold comparable properties in the area.
Hypothesis: Given the C1 BER rating and the substantial size of the property, strategic investment in energy efficiency upgrades, targeting a B2 or A3 rating, could unlock significant resale value and reduce long-term running costs, making the initial investment of €6,000-€9,000 highly attractive compared to the potential €10,000-€15,000 value uplift.
Amenities
Limited Public Transport: The absence of specific bus routes, train stations, Luas, or DART stops listed for Ardraw, Beaufort, V93EW71 indicates a reliance on private transport for connectivity.
Local Essentials: While specific amenities are not detailed, a property in Beaufort, Co. Kerry, would typically be within reach of local shops such as supermarkets (e.g., Supervalu Killarney), pharmacies, and primary/secondary schools like Beaufort National School and St. Brendan's College, Killarney.
Rural Lifestyle: The location suggests access to natural amenities such as Killarney National Park and surrounding countryside, offering opportunities for outdoor activities like hiking and cycling, contributing to a high quality of life for nature enthusiasts.
Hypothesis: The lack of specified public transport and essential service details for Ardraw suggests a highly rural setting, implying that the property's appeal will be significantly driven by its inherent features and proximity to natural amenities, rather than convenient access to urban infrastructure, thus appealing to a niche market seeking tranquility.
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.