Ballincarrig East, Firies, Killarney, Co. Kerry, V93 P902
13 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 5 Bed · 4 Bath · 237m² · Detached
Market Position
Below Typical Sale Prices
At €475,000, 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.
13 closed sales nearby · 16mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 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 · High
13
Transactions Analysed
Within 5.0km
16 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballincarrig, Firies, Killarney, Kerry | 2025-12-22 | 237.2m² | |
| Boulia, Firies, Killarney, Kerry | 2025-05-09 | 183m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this 237m² detached property is highly energy-efficient, potentially saving its owners an estimated €1,500-€2,500 annually in energy costs compared to D-rated properties of similar size.
Details
- Exceptional Space and Configuration: Boasting 237m² with 5 bedrooms and 4 bathrooms, this property is significantly larger than the median 3-bedroom, 2-bathroom homes typically sold within a 10km radius, offering ample living space for large families.
- Premium Offering: The property's expansive 237m² footprint and high 5-bed, 4-bath configuration position it as a premium detached home, standing out in a market where the average property is considerably smaller.
- Hypothesis: The combination of the property's generous size, practical layout with multiple bathrooms, and high BER rating makes it highly appealing to discerning buyers, ensuring it commands strong interest and potentially sets a new benchmark for large, energy-efficient homes in the area.
Amenities
Regional Transport Access: While located in Firies, the property benefits from regional Bus Éireann services connecting to Killarney (approx. 15km) and Tralee (approx. 25km), both of which host Irish Rail stations for broader national train connections.
Details
- Local and Extensive Shopping: Residents have access to local amenities in Firies village, including shops and essential services, complemented by a wider array of supermarkets like Dunnes Stores and the Killarney Outlet Centre in Killarney for comprehensive retail needs.
- Educational and Healthcare Provisions: The area is served by local primary education at Firies National School (within 5km), with secondary schools such as Killarney Community College, and healthcare access provided by Killarney General Hospital and University Hospital Kerry in Tralee.
- Hypothesis: The property's blend of tranquil rural living, combined with reasonable driving access to the robust amenities and tourism infrastructure of Killarney and Tralee, positions Firies as an increasingly attractive option for families seeking a balanced lifestyle outside of major urban hubs.
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.