Laharan South, Caherciveen, Kilpeacan Cross Roads, Co. Kerry, V23 D439
21 homes sold nearby. See what they went for — and what to bid on this one.
€410,000 · 4 Bed · 4 Bath · 254m² · Detached
Market Position
Priced Within Local Sold Range
At €410,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 22mo 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 €410,000, 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 €20,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €410,000, 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.
€20,500
That's what overbidding by just 5% on a €410,000 home costs you — before interest.
A €19 check before a €410,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €410,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 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 aligns with the size-adjusted median. 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
21
Transactions Analysed
Within 5.0km
22 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Letter Castle, Cahirciveen, Kerry, Kerry | 2023-07-26 | — | |
| Ohermong, Caherciveen, Kerry, Kerry | 2025-08-28 | 200m² |
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 B3 Advantage: The B3 BER rating suggests reasonable energy efficiency, likely incurring annual energy costs of €1,300-€1,700 compared to €2,000-€2,500 for a D-rated property of similar size.
Details
- Spacious Configuration: With 254m² and 4 bedrooms, this property offers substantial living space, aligning with larger family needs, which is well-represented by the '4+ Bed' category that had a median of 4 beds in the 10km radius.
- Value Optimization Opportunity: While the BER is good, upgrades to a B2 or A-rating (estimated €8,000-€12,000 investment) could further enhance market appeal and potentially add €15,000-€20,000 in value, particularly if nearby properties are trending towards higher efficiency.
- Hypothesis: The B3 BER rating, while positive, is at the lower end of 'good' efficiency; a focused upgrade strategy to achieve an A-rating could leverage the current strong market conditions (19.22% price change in 100km radius over 30 days) to significantly boost resale value, outperforming peers with static BER ratings.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations mentioned as directly serving Laharan South, Caherciveen, Kilpeacan Cross Roads, suggesting reliance on private transport.
Details
- Remote Lifestyle Focus: The property is located outside Dublin, indicating a focus on rural living with likely limited immediate access to a wide range of shops and services, unlike urban centres with specific named supermarkets or shopping centres.
- Basic Local Services: While specific local amenities are not detailed, the location implies a need to travel for healthcare, major retail, and specialized family services, as no specific hospitals, pharmacies, or childcare facilities are listed as being in the immediate vicinity.
- Hypothesis: The property's location in Laharan South, Caherciveen, points to a lifestyle choice prioritising rural tranquility over urban convenience; the lack of specific transport and amenity data suggests that buyers will likely be seeking a property with a strong emphasis on self-sufficiency and a willingness to travel for services and amenities, impacting its appeal to a broader market segment.
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.