emlaghnamuck, waterville, ballinskelligs, co. kerry, v23 x891
7 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 25mo recency · Low 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 5.0km · 36 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 · 11% 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
€375,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
7
Transactions Analysed
Within 5.0km
25 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Blue House, Emlaghmore East, Ballinskelligs, Kerry | 2023-12-07 | — | |
| The Schoolhouse, Emlaghdrinagh, Waterville, Kerry | 2025-07-31 | 149m² |
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
Energy Efficiency Investment: With an E2 BER rating, upgrading to a B2 could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Compact Configuration: At 120m² with 2 bedrooms and 1 bathroom, this property is significantly smaller and offers fewer facilities compared to the median property in the 5km radius, which typically features 4 bedrooms and 3 bathrooms.
- Value Optimization Opportunity: The E2 BER and 1 bathroom configuration present a clear opportunity for a buyer to invest in substantial upgrades and potential extensions, aligning the property more closely with the larger, higher-spec properties that achieve top-end sale prices in the 5km and 10km radii.
- Hypothesis: The property's current configuration (2 beds, 1 bath, E2 BER) places it significantly below the typical local market offering (3-4 beds, 2-3 baths), suggesting that a substantial portion of its asking price reflects its scenic location or development potential rather than its current functional value, implying a higher risk for buyers seeking a move-in ready modern home.
Amenities
Limited Public Transport: Connectivity in this area relies heavily on private transport, with no Luas, DART, or major train stations nearby, and only infrequent local Bus Éireann services and Local Link Kerry routes connecting Waterville to larger towns.
Details
- Coastal Lifestyle Appeal: The property is ideally situated to access specific local amenities such as Waterville Golf Links, Derrynane Beach, and The Butler Arms Hotel in Waterville village, offering a strong appeal for leisure and tourism-focused lifestyles.
- Remote Essential Services: While local shops like Centra and pharmacies are available in Waterville village, access to larger healthcare facilities, such as Kerry University Hospital in Tralee, requires significant travel, impacting daily convenience for residents.
- Hypothesis: The property's value is significantly bolstered by its prime location within the scenic Kerry coast, attracting buyers seeking a tranquil, outdoor-oriented lifestyle or a holiday home, which compensates for the limited urban-style amenities and public transport infrastructure common in such remote but desirable natural settings.
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.