Sonas, 67 Scrahan Mews, Ross Road, Killarney, Co. Kerry, V93 HW7P
15 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 3 Bed · 3 Bath · 98m² · Semi-D
Market Position
Priced Within Local Sold Range
At €360,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 9mo 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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
From €19 for your strategy on a €360,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| Carrick House, 18 Kings Park, Muckross Rd, Kerry | 2025-03-21 | — | |
| 11 Muckross Close, Muckross Rd, Killarney, Kerry | 2025-06-05 | 110m² |
Transactions within a 1.5km radius and 18-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
Efficient Energy Profile: With a C2 BER rating, this property offers significant annual energy savings, estimated at €1,000-€1,400 compared to a typical D-rated property of similar size, where annual costs could range from €1,800-€2,200 instead of the C2's €800-€1,200.
Details
- Generous Proportions & Modern Amenities: At 98m², this 3-bedroom semi-detached home is well-sized for the area and stands out with three bathrooms, exceeding the local median of two bathrooms for similar properties within a 5km radius.
- Future Energy Upgrade Potential: While already a C2 BER, upgrading to a B-rated property could further enhance market appeal and potentially add €5,000-€10,000 in value, offering an opportunity to capture additional market premium.
- Hypothesis: The property's strong C2 BER rating, which indicates good energy efficiency, likely contributes to its competitive asking price and enhanced buyer interest, as energy efficiency is an increasingly critical factor for modern homebuyers in the Killarney market.
Amenities
Excellent Transport Hub: The property benefits from robust connectivity, with Killarney railway station offering national rail links, and several Bus Éireann routes (e.g., 40, 270, 281) providing extensive local and regional bus services from Ross Road, enhancing commuter convenience.
Details
- Rich Lifestyle & Family Support: Located within minutes of Killarney National Park, the property offers unparalleled access to green spaces. Specific amenities include St. Brendan's College and Holy Cross Mercy National School nearby, alongside Bright Beginnings Montessori for childcare, providing comprehensive family support.
- Convenient Shopping & Healthcare: Residents have easy access to major supermarkets like Tesco and Lidl within a 5km radius, complemented by the Killarney Outlet Centre. Healthcare needs are met by Killarney Community Hospital and various GP clinics and pharmacies in the town centre, ensuring essential services are close by.
- Hypothesis: The property's prime location, offering immediate access to Killarney National Park and a comprehensive suite of urban amenities, positions it exceptionally well for attracting buyers seeking a blend of natural beauty and urban convenience, further solidifying its long-term value in the highly desirable Killarney market.
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.