Cloghane, Caherciveen, Cahersiveen, Co. Kerry, V23 AW97
3 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 6 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €630,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 19mo 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 3 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
3 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 · 40% 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
€630,000
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
3
Transactions Analysed
Within 5.0km
19 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Boherboy, Cahersiveen, Co Kerry, Kerry | 2024-12-10 | — | |
| Over The Water, Cahersiveen, Kerry, Kerry | 2024-05-30 | — |
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 Rating Concern: The 'SI_666' BER rating is poor, and achieving a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Generous Size: At 120.0m² with 6 bedrooms, the property offers ample space, which is a positive attribute, though the number of bathrooms (2) might be considered slightly low for the number of bedrooms.
Potential for Enhancement: The difference between the estimated value (€534,977) and the asking price (€630,000) suggests that a significant portion of the premium is tied to factors other than the current property condition, pointing to potential value optimization through upgrades.
Hypothesis: Given the 'SI_666' BER rating, significant investment in insulation, heating systems, and potentially solar panels could be necessary, costing upwards of €15,000-€20,000 to bring the property to a more competitive energy standard, which is crucial for attracting buyers in the current market and reducing annual energy bills by an estimated €1,000-€1,500 compared to the current rating.
Amenities
Limited Public Transport: The location in Cloghane, Caherciveen, Co. Kerry, is rural and unlikely to be served by specific bus routes like Dublin Bus or rail services such as Luas or DART.
Remote Healthcare Access: While local pharmacies and clinics may exist in Caherciveen, access to major hospitals would likely require travel to Tralee or Killarney, which are considerable distances away.
Sparse Retail Options: Shopping and retail amenities are likely limited to local shops in Caherciveen, with larger supermarkets or shopping centers requiring travel to more populated towns.
Hypothesis: The property's isolated rural location, far from major transport hubs, educational institutions, and comprehensive healthcare facilities, means that its value is heavily dependent on its intrinsic qualities and scenic appeal, with minimal uplift from local amenities, suggesting that buyers will prioritize lifestyle and a desire for remoteness over convenience.
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.