the old school house, blackwater bridge, kenmare, co kerry, v93 t2y3
5 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 1 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 24mo 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.
Instant access · No subscription · Refund if not useful
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
Price Distribution Analysis
5 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 30% 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
€445,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
24 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: The property's E1 BER rating presents a clear upgrade opportunity; improving to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000.
Higher Energy Costs: With an E1 BER, estimated annual energy costs for this 120m² property could be €1,800-€2,200, significantly higher than the €800-€1,200 typical for more energy-efficient B-rated homes of a similar size.
Bathroom Deficit: While offering a generous 120m² of space and 4 bedrooms, the single bathroom configuration is significantly below the local market median of 2 to 3 bathrooms for similar bedroom counts, potentially limiting its appeal and resale value for modern families.
Hypothesis: The discrepancy between the property's 4 bedrooms and single bathroom suggests an outdated layout for contemporary family needs, indicating that a significant value uplift could be achieved through reconfiguring a portion of the floor area to add an additional bathroom or ensuite, making it more competitive with modern builds in the region.
Amenities
Limited Public Transport: Transport connectivity is limited to regional bus services like Local Link Kerry and Bus Éireann routes to Kenmare and beyond, with no DART, Luas, or train stations directly serving the Blackwater Bridge area, necessitating private transport for most commutes.
Kenmare Town Hub: Essential amenities are primarily located in Kenmare town, approximately a 10-15 minute drive away, including specific schools like Pobalscoil Inbhear Scéine and Kenmare National School, healthcare facilities such as Kenmare Medical Centre, and supermarkets like SuperValu.
Scenic Lifestyle Appeal: The property benefits from its setting within the scenic Ring of Kerry, offering access to lifestyle amenities centered on outdoor pursuits like walking, cycling, and water sports, with popular areas like Killarney National Park accessible within a 30-minute drive.
Hypothesis: The property's rural Blackwater Bridge location, while offering significant scenic appeal and proximity to the Ring of Kerry for lifestyle buyers, likely commands a lower premium than properties directly within Kenmare town due to its limited immediate walkability and dependence on car access for almost all daily amenities and services, appealing to a specific niche buyer.
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.