old church / school house, ardmore, sneem, co. kerry, v93 xt86
5 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 2 Bed · 2 Bath · 159m² · Detached
Market Position
At the Upper End of Local Sales
At €315,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 22mo 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €315,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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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Financial Exposure · 110% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€315,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
22 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 |
|---|---|---|---|
| Glanlough Upper, Sneem, Kerry, Kerry | 2024-04-09 | 189m² | |
| Dereendislaugh, Sneem, Kerry, Kerry | 2024-06-14 | — |
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
Excellent Energy Efficiency: With a C1 BER rating, this property offers significant energy efficiency, with estimated annual energy costs likely €1,000-€1,400 lower than a typical D-rated property of similar size (e.g., €800-€1,200 vs. €1,800-€2,200 for D-rated homes).
Details
- Generous Living Space: At 159m² for 2 bedrooms, this property is exceptionally spacious, significantly larger than typical 2-bedroom homes and often exceeding the size of median 3-bedroom properties in the surrounding 5km area.
- Flexible Layout Potential: The 2-bed, 2-bath configuration within 159m² suggests ample living spaces that offer flexibility, potentially allowing for the conversion of additional rooms into home offices or extra bedrooms, differentiating it from the area's prevalent 3-bedroom median.
- Hypothesis: The property's unique former church/school house status, combined with its substantial 159m² footprint for only two bedrooms, positions it as a distinctive offering that will attract a niche buyer seeking character and generous internal space over a higher bedroom count, potentially justifying a premium for its unique appeal rather than traditional bedroom count metrics.
Amenities
Car-Dependent Connectivity: Located in rural Ardmore, Sneem, connectivity primarily relies on private transport via the R568, with limited public bus services like Local Link Kerry connecting to larger towns such as Kenmare (approx. 25-minute drive) and Killarney (approx. 1 hour drive), as there are no train, Luas, or DART stations in the vicinity.
Details
- Local Essential Services: Sneem village (a short drive from Ardmore) provides core amenities including Sneem National School for primary education, Sneem Health Centre for GP services, Sheahan's Pharmacy, and O'Driscoll's SuperValu for daily essentials, ensuring local access to basic needs.
- Outdoor Lifestyle Focus: Residents benefit from proximity to natural attractions like the scenic Ring of Kerry drive, Derrynane Beach and Park (approx. 20-minute drive), and numerous walking trails, alongside a selection of local pubs and restaurants within Sneem village such as The Village Inn and D O'Sheas.
- Hypothesis: While traditional public transport options are scarce, the property's unique rural charm and unparalleled access to natural beauty spots within the Ring of Kerry significantly enhance its appeal as a lifestyle property, attracting buyers who prioritise tranquility and outdoor pursuits over urban conveniences and extensive public transport networks.
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.