Cullina Park, Beaufort, Killarney, Co Kerry, Beaufort, Co. Kerry, V93 E9T7
12 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 3 Bath · 212m² · Detached
Market Position
Below Typical Sale Prices
At €450,000, 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.
12 closed sales nearby · 23mo 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.
Instant access · No subscription · Refund if not useful
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.
These signals interact — full analysis in report.
€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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 median of comparable sales, 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
12
Transactions Analysed
Within 5.0km
23 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Eschouie, Beaufort Village, Killarney, Kerry | 2023-12-15 | — | |
| Carnahone, Beaufort, Kerry, Kerry | 2025-04-17 | — |
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
Efficient Energy Rating: With a C1 BER rating, this property offers good energy efficiency, estimated to incur annual energy costs of €1,200-€1,600, providing €400-€1,000 in savings compared to D-rated properties of similar size (estimated €1,800-€2,200 annually).
Generous Living Space: Spanning 212m², this home is categorized as '2X Very Large,' providing expansive living areas significantly exceeding typical property sizes in the local market.
Superior Bathroom Provision: The property's 3-bedroom, 3-bathroom configuration offers an excellent ratio, surpassing the median 2-bathroom setup found in 3-bedroom properties sold within the 5km radius.
Hypothesis: Given the robust demand for high-quality homes and the property's '2X Very Large' designation, a minor investment to enhance the BER from C1 to B2 could unlock disproportionately higher value, attracting discerning buyers seeking both space and long-term energy savings.
Amenities
Regional Connectivity: While primarily car-dependent, the property benefits from proximity to Killarney Train Station (approximately 10km away) and local Bus Éireann services, such as Route 279 (Killarney-Killorglin), with stops potentially accessible in the Beaufort area.
Education & Healthcare Access: Family-friendly amenities include Beaufort National School (within 2km) and access to essential healthcare services at Beaufort Medical Centre (within 2km), with pharmacies readily available in Killarney town (approximately 10km).
Lifestyle & Retail Convenience: Residents can enjoy the renowned Killarney National Park (approximately 5km), Beaufort Golf Club (within 2km), and a local Beaufort Store, with extensive shopping options including Tesco Killarney and Lidl Killarney available within a 10km radius.
Hypothesis: The property's location, offering a tranquil rural setting with direct access to Killarney National Park and local village amenities like Beaufort National School, positions it as a prime choice for families and nature enthusiasts willing to trade immediate urban transport for expansive green spaces and community living.
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.