Presbytery View, Rathmore, Co. Kerry, P51 W0C1
15 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 4 Bed · 1 Bath · 132m² · Detached
Market Position
Below Typical Sale Prices
At €145,000, 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.
15 closed sales nearby · 25mo 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 €145,000, 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 €7,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €145,000, 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.
€7,250
That's what overbidding by just 5% on a €145,000 home costs you — before interest.
A €19 check before a €145,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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 is positioned below the median of comparable sales, 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
15
Transactions Analysed
Within 5.0km
25 months
Data Freshness
Most recent sale age
±17%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Bungalow, West End, Rathmore, Kerry | 2023-10-27 | 118m² | |
| Shinnagh Upper, Rathmore, Co. Kerry, Kerry | 2023-07-07 | 167.2m² |
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 Upgrade Opportunity: Improving the E2 BER rating to a B2 could cost approximately €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, offering a strong return on investment.
Size Efficiency: At 132m², this 4-bedroom property offers a reasonable 33m² per bedroom, which is standard for its type and size, suggesting efficient use of space for family living.
Value Optimization: Addressing the E2 BER rating through insulation upgrades and window replacements, estimated at €8,000-€12,000, could unlock significant value uplift by aligning with market expectations for energy efficiency.
Hypothesis: Given the prevalence of older housing stock outside major urban centres, properties in Rathmore that undergo a comprehensive energy efficiency upgrade (achieving a B-rated BER) could command a price premium of 15-20% over similar un-upgraded homes, driven by long-term running cost savings.
Amenities
Limited Public Transport: Presbytery View, Rathmore, Co. Kerry, P51W0C1 is not served by direct Luas, DART, or specific Dublin Bus routes; residents rely on local bus services (e.g., Bus Éireann routes operating in the wider Kerry region) which may have infrequent schedules.
Essential Local Services: Access to amenities includes local shops and potentially a pharmacy in Rathmore village, along with primary and secondary schools like Scoil Phádraig Naofa and St. Joseph's Secondary School, however, significant retail or advanced healthcare facilities require travel to larger towns like Killarney.
Village Lifestyle: The area offers a quiet, rural lifestyle with potential for walking routes through the surrounding countryside, but lacks major lifestyle amenities such as gyms, extensive parks, or a wide variety of restaurants and cafes typically found in more urbanised settings.
Hypothesis: The lack of direct public transport connectivity to major employment hubs like Dublin suggests that properties in Rathmore will primarily appeal to a local or retiree demographic, or those seeking a rural lifestyle and comfortable working remotely, which could limit immediate capital growth potential compared to well-connected commuter towns.
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.