The Old School House, Blackwater Bridge, Kenmare, Co Kerry, Parknasilla, Co. Kerry, V93 T2Y3
5 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 23mo recency · Low 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 €445,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €445,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
23 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lackeen, Blackwater, Killarney, Kerry | 2024-03-11 | 159m² | |
| Merlin Cottage, Dereenamackan, Tahilla, Kerry | 2025-01-09 | — |
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: With an E1 BER rating, investing an estimated €15,000-€25,000 to upgrade to a B2 rating could increase the property's value by €30,000-€50,000, presenting a significant return on investment.
Details
- Higher Running Costs: An E1 BER rating implies annual energy costs for this 120m² property could be in the range of €2,000-€3,000, which is significantly higher than the €1,000-€1,500 for a comparable B-rated property, representing potential annual savings of €1,000-€1,500 with upgrades.
- Generous Space: At 120m² with 4 bedrooms and 2 bathrooms, this detached property offers substantially more space and bedrooms than the typical 3-bedroom median in the 10km and 20km radii, making it attractive for larger families or those seeking more room.
- Hypothesis: The E1 BER rating, typical for older rural properties, positions this home as an ideal candidate for buyers interested in grants and sustainable living improvements, potentially accelerating its sale by appealing to a growing segment of environmentally conscious purchasers and increasing its long-term value significantly.
Amenities
Regional Connectivity: While not served by urban rail or Luas, the property offers access to Bus Éireann Route 270 from Kenmare (approximately 10km away) for regional travel, and Local Link Kerry provides community-level transport options for residents in this scenic area.
Details
- Kenmare Town Hub: Essential amenities are concentrated in Kenmare town, about a 10km drive, including Holy Cross National School and Pobalscoil Inbhear Scéine, along with SuperValu Kenmare for shopping, and numerous restaurants like The Lime Tree Restaurant.
- Local Services & Recreation: Healthcare needs are addressed by Kenmare Medical Centre and local pharmacies in Kenmare, while outdoor enthusiasts can enjoy proximity to the Ring of Kerry walking routes, Beara Way, and leisure facilities at Kenmare Bay Hotel & Leisure Centre.
- Hypothesis: The property's rural setting near Blackwater Bridge, while offering unparalleled natural beauty and tranquility, requires reliance on a car for most daily amenities found in Kenmare town, making it uniquely appealing to buyers prioritizing serene, outdoor-oriented lifestyles over urban conveniences and extensive public transport.
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.