Rossacoosane, Greenane, Kenmare, Co. Kerry, V93 W6T4
6 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 3 Bath · 3816m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 6 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
6 closed sales nearby · 12mo recency · Moderate 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €29,175 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€29,175
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 6 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 |
|---|---|---|---|
| Iona House, Cappanacush East, Greenane, Kerry | 2024-11-26 | 191m² | |
| Ash House, Rossacossane, Templenoe, Kerry | 2025-04-02 | 280m² |
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
Energy Efficiency: With a B3 BER rating, this property is reasonably efficient, likely resulting in annual energy costs of approximately €1,200-€1,600, compared to €2,000-€2,800 for a typical D-rated property of similar size in the region.
Details
- Spacious Living: The 3816m² size is substantially larger than the median of 3 bedrooms and 2 bathrooms found in the 100km market (median beds: 3, median baths: 2), offering extensive living space.
- Value Optimization: While a B3 BER is good, targeted upgrades to insulation and heating systems could potentially lift the BER to A3, costing an estimated €10,000-€15,000 and increasing the property's value by €18,000-€25,000, representing a solid return on investment.
- Hypothesis: Given the substantial size of the property (3816m²) and its B3 BER rating, the current estimated value of €584,006 likely reflects its rarity and potential for high-end finishes. Future value appreciation may depend less on standard market trends and more on the successful branding and sale of this property as a luxury estate, where unique architectural features and extensive grounds become primary selling points, rather than typical bedroom/bathroom counts.
Amenities
Transport Connectivity: Limited information is available for specific bus routes, train stations, or Luas stops serving Rossacoosane, Greenane, Kenmare, suggesting potential reliance on private transport for access to wider services.
Details
- Local Amenities: Kenmare town, approximately 5-10km away, offers essential services including supermarkets like SuperValu Kenmare, healthcare at Kenmare Community Hospital, and dining options such as O'Sullivan's Restaurant, but direct local amenities in Greenane are not detailed.
- Lifestyle and Family Focus: While specific schools like Kenmare National School are in the vicinity of Kenmare, direct access to childcare, parks, or pedestrian-friendly routes within Greenane are not specified, indicating a more rural setting that may appeal to those seeking seclusion.
- Hypothesis: The property's rural location in Greenane, Kenmare, likely means that its primary appeal lies in its substantial grounds and natural surroundings, rather than proximity to urban amenities. The limited public transport and local services suggest a strong reliance on private vehicle ownership, which could be a deterrent for some buyers but a distinct advantage for those seeking tranquility and a larger landholding, influencing its market niche and price point.
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.