Gortboy, Beaufort, Co. Kerry, V93 DP64
5 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 3 Bed · 1 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €300,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 34mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 5 verified local sales · Low confidence
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Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
34 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carnahone, Beaufort, Kerry, Kerry | 2024-03-15 | — | |
| Cappaganneen, Beaufort, Killarney, Kerry | 2023-09-01 | 165m² |
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 Opportunity: With a SI_666 BER rating, upgrading to a B2 would likely 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.
Standard Size: At 120m², the property offers a standard living space, but could be considered less spacious compared to larger family homes potentially available in wider regions.
Value Optimization Potential: The property's current BER rating (SI_666) represents a significant opportunity for value optimization through energy efficiency upgrades, which are becoming increasingly important to buyers.
Hypothesis: Given the property's SI_666 BER rating, there is a strong market incentive to invest in energy efficiency improvements, with a potential for a 1:1.5 to 1:2 return on investment through increased resale value and reduced running costs within 2-3 years.
Amenities
Limited Local Transport: Beaufort is served by Bus Éireann route 270, which operates infrequently, and there are no nearby train, Luas, or DART stations, necessitating car ownership for most travel.
Basic Local Services: Amenities in Beaufort include a few local shops, a primary school (Scoil an Chroí Naofa), and a local health centre, but more comprehensive retail and healthcare facilities require travel to Killarney (approx. 15km).
Rural Lifestyle Appeal: The property is situated in a scenic rural area, offering access to outdoor pursuits like hiking and walking in the surrounding countryside, but lacks robust urban-style amenities like multiple restaurants, cafes, or gyms within immediate walking distance.
Hypothesis: The reliance on infrequent bus services and the distance to larger towns suggests that the property's value is heavily influenced by its proximity to Killarney's amenities and its desirability as a peaceful, rural retreat rather than a commuter-centric location.
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.