Castleconway, Killorglin, Co. Kerry, V93 K523
7 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 4 Bath · 197m² · Detached
Market Position
Priced Above Local Sales
At €325,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
7 closed sales nearby · 11mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 14% 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
€325,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±20%
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 The Paddocks, Langford St, Killorglin, Kerry | 2025-04-25 | — | |
| 4 Dromavalla, Killorglin, Kerry, Kerry | 2025-12-11 | — |
Transactions within a 3.0km 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
BER Upgrade Opportunity: With a C3 BER rating, upgrading to a B2 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, representing a solid return on investment.
Details
- Space Efficiency: The 197.0m² property with 4 bedrooms and 4 bathrooms offers a good ratio of living space to occupancy, with a median of 3 beds and 2 baths in the 100km radius indicating a larger than average configuration.
- Value Optimization Potential: Given the C3 BER, optimizing insulation and heating could reduce annual energy costs by approximately €400-€800 compared to D-rated properties, enhancing market appeal and long-term affordability.
- Hypothesis: Despite its C3 BER rating, the property's 4 bedrooms and 4 bathrooms position it favorably against the 100km_90d_median_beds of 3 and 10km_90d_median_beds of 3, suggesting that larger, more amenity-rich properties are being sought after, and that further investment in energy efficiency could solidify its premium positioning.
Amenities
Transport Connectivity: While specific local routes are not detailed, the property's 'Outside Dublin' location implies reliance on regional bus services, with the nearest major town being Killorglin, likely served by Bus Éireann routes connecting to Tralee and Killarney.
Details
- Local Lifestyle Access: Killorglin offers essential amenities including supermarkets like SuperValu, primary schools such as Scoil Mhuire, and healthcare access through the St. Anne's Community and Family Centre, supporting daily living needs.
- Recreational Opportunities: The property's proximity to Killorglin likely provides access to local parks and the scenic Caragh Lake, offering opportunities for outdoor recreation and a higher quality of life, with walking routes along the lake shore.
- Hypothesis: The 'Outside Dublin' classification and the focus on Killorglin as a nearby hub suggest that while transport connectivity might be less frequent than in urban centers, the appeal lies in a more rural lifestyle complemented by essential services, with potential future value uplift tied to any planned infrastructure improvements in the Killorglin area, such as enhanced public transport links or regional development initiatives.
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.