Drimna Lodge & Baileys Cottage, Oysterbed Road, Sneem, Co Kerry, V93 HY24
14 homes sold nearby. See what they went for — and what to bid on this one.
€1,950,000 · 3 Bed · 1 Bath · 244m² · Detached
Market Position
At the Upper End of Local Sales
At €1,950,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
14 closed sales nearby · 19mo 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 €1,950,000, 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 €97,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,950,000, 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.
€97,500
That's what overbidding by just 5% on a €1,950,000 home costs you — before interest.
A €15 check before a €1,950,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 416% 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
€1,950,000
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 · High
14
Transactions Analysed
Within 5.0km
19 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sneem Thatch, Sneem, County Kerry, Kerry | 2023-08-23 | 176.5m² | |
| Inchinaleega West, Sneem, Kerry, Kerry | 2023-07-05 | — |
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
Moderate BER Rating: The C2 BER rating indicates moderate energy efficiency, meaning annual energy costs are likely higher than for properties with A or B ratings, potentially costing €1,200-€1,800 annually compared to €700-€1,100 for a B-rated property of similar size.
Significant Upgrade Potential: Improving the BER from C2 to B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, representing a reasonable return on investment for enhanced energy performance.
Spacious Footprint: With a substantial size of 244m², this property offers ample living space, which is generally a strong selling point, though the 3 bedrooms and 1 bathroom configuration may be perceived as unbalanced for the overall size.
Hypothesis: Given the C2 BER rating and the 3-bed, 1-bath configuration for a 244m² property, there is a significant opportunity to optimize value by undertaking targeted renovations, such as adding bathrooms and improving insulation, to better align the property's features with its generous size and market expectations.
Amenities
Limited Public Transport Access: Sneem, Co Kerry is a rural location, and specific bus routes, train stations, or Luas/DART stops serving this immediate Oysterbed Road address are not detailed in the provided data, suggesting potential reliance on private transport.
Coastal Lifestyle Opportunities: The location in Sneem offers access to coastal amenities, which would typically include walking routes along the coast, local seafood restaurants, and potential for water-based activities, appealing to those seeking a scenic and tranquil lifestyle.
Rural Healthcare and Retail: While specific facilities aren't listed, rural areas like Sneem usually have local pharmacies and smaller retail outlets, with larger healthcare facilities and supermarkets likely requiring travel to larger towns like Kenmare or Killarney.
Hypothesis: The property's appeal will heavily depend on buyers prioritizing a secluded, coastal lifestyle over immediate access to extensive public transport and a wide range of amenities, suggesting that its value proposition is niche and targeted towards a specific buyer profile seeking tranquility.
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.