Spyglass Hill, Loughaunacreen, Kilmakillouge, Kenmare, Co Kerry, V93 KW94
3 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 1 Bed · 1 Bath · 83m² · Detached
Market Position
Significantly Above Local Sales
At €450,000, 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.
3 closed sales nearby · 19mo 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 3 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
3 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 · 34% 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
€450,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
19 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lehud, Tuosist, Killarney, Kerry | 2024-12-20 | 72m² | |
| Rossdohan, Tahilla, Sneem, Kerry | 2024-08-12 | 87m² |
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: Upgrading the E1 BER rating to a C2 could cost approximately €7,000-€10,000 and potentially increase the property's market value by €10,000-€15,000, offering a tangible return on investment.
Size Discrepancy: At 83.0m², this 1-bedroom property is likely smaller than typical family homes in the broader region, which could limit its appeal to a wider buyer pool unless targeted at specific demographics.
Value Optimization: Given the estimated value of €347,525.91, the €450,000 asking price leaves a significant €102,474 gap, highlighting the need for strategic enhancements or price adjustments to align with market expectations.
Hypothesis: Investing in energy efficiency upgrades and potentially reconfiguring the 1-bedroom layout to maximize space utilization could significantly enhance the property's marketability and move its valuation closer to the asking price, especially if comparable properties in the area tend to have more bedrooms.
Amenities
Limited Public Transport: The location in Kilmakillouge, Kenmare, is outside Dublin and likely lacks immediate access to specific named bus routes, train stations, or Luas/DART stops commonly found in urban centers.
Rural Service Access: Access to specific educational facilities, healthcare services like hospitals or clinics, and a wide range of shopping and retail outlets will likely require travel to Kenmare town, implying a reliance on private transport.
Remote Lifestyle Appeal: While specific parks or gyms are not detailed, the rural setting of Spyglass Hill suggests a focus on natural amenities like walking trails and coastal access rather than structured leisure facilities.
Hypothesis: The property's appeal will be strongest to buyers prioritizing a secluded, rural lifestyle and who are not reliant on public transport or close proximity to urban amenities, suggesting that its value is tied more to its scenic location than its access to services.
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.