Kilbeg, Kilfinny, Kilfinny, Co. Limerick, V94 FT2T
4 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €280,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
13 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Commons, Kilfinny, Adare, Limerick | 2026-02-03 | 94m² | |
| The Turret, Ballingarry, Limerick, Limerick | 2025-07-16 | — |
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
Significant BER Upgrade Potential: Upgrading the BER rating from F to a C1 could cost an estimated €15,000-€20,000 but is projected to increase the property's value by €25,000-€35,000, offering a strong return on investment.
Costly Energy Inefficiency: The current F BER rating implies annual energy costs likely exceeding €2,500-€3,000 for a property of this size, compared to €1,200-€1,500 for a C-rated property, representing a substantial annual saving opportunity.
Below Average Size: At 120m², the property is moderately sized, and while not unusually small, it doesn't offer significant space advantage compared to newer builds or larger family homes that might fetch higher prices in the broader 10km area.
Hypothesis: Investing in a comprehensive BER upgrade to a B-rated standard could cost upwards of €25,000 but, given the potential to reduce annual energy bills by over €1,500 and increase resale value significantly, represents a strategic long-term value enhancement.
Amenities
Limited Direct Transport: The property is located outside major urban transport hubs, with no direct Luas, DART, or specific Dublin Bus routes immediately serving Kilbeg, Kilfinny, suggesting reliance on private transport.
Rural Lifestyle Amenities: Local amenities are likely to be dispersed, with potential access to primary schools and local shops in nearby villages like Adare (approximately 5km drive), requiring car travel for most services.
Low Walkability: Situated in a rural setting, Kilbeg, Kilfinny offers minimal walkability, with pedestrian access limited to local roads and no identified public parks or dedicated walking routes within immediate proximity.
Hypothesis: The property's semi-rural location, while offering potential for lower asking prices compared to commuter belt towns, faces a significant challenge in attracting buyers prioritizing convenience, as the lack of direct public transport and extensive local amenities requires a car for daily life.
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.