Lissavane East, Milltown, Killarney, Co. Kerry, V93 H228
6 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 3 Bath · 280m² · Detached
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 21mo 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 €595,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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 · Low
6
Transactions Analysed
Within 3.0km
21 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Listry Cross, Faha, Co. Kerry, Kerry | 2025-12-03 | 145m² | |
| Church Road Listry, Faha, Killarney, Kerry | 2024-07-31 | — |
Transactions within a 3.0km radius and 24-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
Size Advantage: The property's generous 280m² size is significantly larger than the median of 3 bedrooms and 2 bathrooms commonly seen in the market within 100km.
Upgrade Potential: With a BER rating of SI_666, the property likely has a lower energy efficiency. Upgrading from a D-rated equivalent to a B2 could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by €1,000-€1,400 compared to a D-rated property.
Value Optimization: While larger than average, the current asking price implies a significant premium, suggesting that optimizing the property's BER and potentially some internal finishes could be crucial for realizing its full value potential against the high asking price.
Hypothesis: Given the property's size and the prevalent market trend towards higher energy efficiency, investing in BER improvements could yield a disproportionately high return on investment, especially if comparable properties with better ratings command a significant premium in the local Killarney market.
Amenities
Limited Public Transport: Based on the property's rural address, it is unlikely to be served by specific bus routes like Dublin Bus 25, 66, 67, or Luas/DART lines, suggesting reliance on private transport for access to Killarney town amenities.
Local School Access: Proximity to Lissavane National School and potentially secondary schools in Killarney town would be key factors for families, though specific distances and availability are not detailed in the provided data.
Rural Lifestyle Appeal: The location in Lissavane East, Milltown, suggests a focus on a rural lifestyle with potential access to local walking routes and countryside, but limited immediate access to shops, restaurants, or healthcare facilities within a short walking distance.
Hypothesis: The property's location outside of Killarney town centre, while offering potential for a more serene environment, may limit its appeal to buyers prioritizing convenience and extensive public transport links, suggesting that any future price growth will be heavily dependent on local infrastructure development or increased demand for rural living.
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.