Cloghavoola, Waterville, Caherbarnagh, Co. Kerry, V23 TF24
4 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 2 Bed · 3 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €500,000, 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.
4 closed sales nearby · 16mo 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 4 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
4 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 · 270% 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
€500,000
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
4
Transactions Analysed
Within 5.0km
16 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloughavoola, Waterville, Co Kerry, Kerry | 2025-04-14 | 115m² | |
| Garrieny, Waterville, Kerry, Kerry | 2024-06-06 | — |
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 Improvement Potential: Upgrading the SI_666 BER rating to a B2 would likely cost between €8,000-€12,000 but could increase the property's value by an estimated €15,000-€20,000, presenting a sound investment.
Efficient Space Utilization: With 120m² spread across 2 bedrooms and 3 bathrooms, the property offers a favourable ratio of bathrooms to bedrooms, indicating a comfortable and potentially luxurious living arrangement for residents.
Value Optimization Opportunity: While the BER is not explicitly detailed, addressing potential insulation and heating upgrades for the SI_666 rating could optimize long-term running costs and enhance market appeal, potentially adding value beyond immediate upgrade expenses.
Hypothesis: The SI_666 BER rating, if indicative of an older, less efficient system, presents a significant opportunity for value enhancement; investing in a targeted upgrade to a B-rating could not only improve energy bills by an estimated €1,000-€1,400 annually compared to a D-rated property but also unlock a substantial portion of the €15,000-€20,000 potential value increase.
Amenities
Limited Public Transport: The absence of specific bus route numbers, train stations, Luas, or DART stops within the provided data for Cloghavoola, Waterville, Caherbarnagh, Co. Kerry indicates a reliance on private transport.
Rural Lifestyle Amenities: Waterville is known for its scenic beauty, golf courses, and coastal access, offering lifestyle amenities like the Waterville Golf Links and local restaurants such as The Butler Arms Hotel.
Local Services Focus: Access to essential services would likely be concentrated in the village of Waterville, potentially including local shops and a primary school such as Scoil an Athar Maitiú, requiring travel for broader retail or healthcare.
Hypothesis: The property's rural location in Co. Kerry, while offering significant lifestyle and natural amenity benefits, suggests that the market value is primarily driven by property-specific attributes and the broader appeal of the Ring of Kerry region, rather than urban-style connectivity or 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.