Inchycullane, Kilcummin, Killarney, Co. Kerry, V93 C1P0
9 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €345,000, 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.
9 closed sales nearby · 11mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €345,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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
9
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±18%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockeenduff, Tralee Rd, Killarney, Kerry | 2025-12-15 | 173m² | |
| Tullig, Spa, Killarney, Kerry | 2025-02-28 | 214.8m² |
Transactions within a 3.0km radius and 18-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: With a BER C3 rating, this 120m² property offers good energy efficiency, with estimated annual energy costs likely in the range of €1,200-€1,600, significantly lower than the €1,800-€2,200 typical for D-rated properties of similar size.
Details
- Generous Space: The property's 120m² size, categorised as 'Large', combined with 4 bedrooms and 2 bathrooms, exceeds the median 3-bedroom configuration prevalent in the 5km and 10km radii, offering superior space for growing families compared to typical local listings.
- Investment Potential: While no specific BER upgrade costs are provided, improving a C3 rating to a B-level could cost approximately €3,000-€6,000 (e.g., insulation or heating upgrades), potentially enhancing property value by €5,000-€10,000 and further reducing long-term energy expenses.
- Hypothesis: Given the property's above-median bedroom count and good BER C3, strategic minor upgrades (e.g., smart heating controls or improved window sealing) could elevate its market appeal and potentially achieve a B-rating, solidifying its position as a highly desirable, energy-efficient family home in a competitive market.
Amenities
Transport Reliance: Transport connectivity for this rural Killarney location primarily relies on private vehicle access, as specific bus routes, train stations, Luas, or DART services are not detailed in the provided data, suggesting limited public transport options.
Details
- Killarney Town Access: For lifestyle amenities, residents would likely depend on Killarney town (approx. 10-15km away) for extensive shopping (e.g., Killarney Outlet Centre), dining (numerous restaurants/cafes), and leisure facilities like Killarney National Park, as specific local amenities within Inchycullane are not listed in the data.
- Essential Services Travel: Access to essential services such as healthcare facilities (e.g., Kerry University Hospital in Tralee, or local clinics in Killarney) and specific educational institutions (primary/secondary schools in Kilcummin or Killarney) would require travel, as precise distances and names for these critical amenities are not provided in the property data.
- Hypothesis: The property's value is likely influenced more by its rural setting and proximity to natural attractions like Killarney National Park than by immediate walkability or public transport links, appealing strongly to buyers seeking tranquility and an outdoor lifestyle over urban 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 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.