Rossmore, Tahilla, Parknasilla, Co. Kerry, V93 H427
4 homes sold nearby. See what they went for — and what to bid on this one.
€1,500,000 · 5 Bed · 6 Bath · 594m² · Detached
Market Position
Significantly Above Local Sales
At €1,500,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 35% 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
€1,500,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
13 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ankail Tahilla, Sneem, Kerry, Kerry | 2025-05-12 | 346m² | |
| Derryquin, Sneem, Kerry, Kerry | 2023-08-18 | 158m² |
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
Premium BER Rating: The B1 BER rating is good, implying a better energy efficiency than average; upgrading to an A-rated BER would likely cost €10,000-€15,000 but could potentially increase property value by €20,000-€30,000 and reduce annual energy costs by approximately €1,000-€1,500 compared to a D-rated property.
Generous Proportions: With 594.0m² of living space and 5 bedrooms and 6 bathrooms, this property offers exceptional space, significantly exceeding typical property sizes and configurations found locally, catering to large families or those seeking ample private space.
Value Optimization Opportunity: While the B1 BER is good, optimizing for future energy cost savings and market appeal could involve targeted upgrades, with potential for increased value and reduced ongoing expenses.
Hypothesis: The substantial size of this property (594m²) relative to the limited nearby sales data (average sale price of €460,000 within 10km) suggests that its valuation is heavily driven by its unique scale and features rather than direct comparable sales, implying a niche market where premium pricing is accepted for exceptional size.
Amenities
Limited Public Transport Access: As the property is listed as 'Outside Dublin', direct public transport options such as Luas, DART, or specific bus routes serving major urban centers are not immediately apparent, impacting commuter convenience.
Reliance on Local Services: The property's location in Rossmore, Tahilla, Parknasilla, Co. Kerry suggests a reliance on local amenities; specific details for schools like Scoil Naisiúnta Fionntrá, healthcare such as University Hospital Kerry, and retail at Killarney town centre would be key for assessing daily convenience.
Potential for Enhanced Walkability with Local Amenities: While detailed pedestrian infrastructure is not provided, the 'Parknasilla' location suggests proximity to natural amenities, which could offer good walking routes and a desirable lifestyle if coupled with essential local services.
Hypothesis: The property's remote location (V93H427) in Co. Kerry, far from established public transport networks like Dublin Bus routes or train stations, indicates that its appeal is likely to be to those seeking significant seclusion and rural living, rather than commuters or those dependent on extensive public transport for daily needs.
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.