Tinnies Upper, Valentia Island, Co. Kerry, V23 RH60
10 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 3 Bed · 2 Bath · 107m² · Detached
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 23mo 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| House 1, Tinnies Lower West, Valentia, Kerry | 2023-07-14 | — | |
| Coastguard, Dohilla, Valentia Island, Kerry | 2024-04-11 | — |
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
Sub-Optimal BER Rating: The SI_666 BER rating is poor, and upgrading from this level to a B2 rating would likely cost €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and improving its marketability.
Standard Size, Premium Price: With 107.0m² of living space, this 3-bedroom, 2-bathroom property is of a standard size, but its asking price of €315,000 means it is valued at approximately €2,944 per square meter, a significant premium compared to the €708 per square meter median within a 3km radius.
Value Optimization Opportunity: Given the poor BER rating, investing in energy efficiency upgrades could unlock significant value and reduce estimated annual energy costs, which for a D-rated property could be €1,800-€2,200, compared to €800-€1,200 for a B-rated equivalent.
Hypothesis: The substantial difference between the property's asking price per square meter and the local median suggests that the perceived value is heavily tied to its unique island location and potentially its condition, rather than standardized metrics, implying that significant BER improvements could offer a disproportionately high return on investment for future buyers.
Amenities
Limited Public Transport: Valentia Island has very limited public transport; the nearest significant bus services would likely be from the mainland, requiring travel to Cahersiveen for routes like Bus Éireann services to Tralee or Killarney, with no direct Luas or DART connections.
Local Services Dependency: The nearest primary school would be on the mainland, with Valentia Island National School (approximately 1km from Tinnies Upper) being the closest educational facility, while larger shopping and advanced healthcare facilities like St. Anne's Community Hospital are in Cahersiveen (approx. 15km away).
Scenic but Isolated Lifestyle: While offering beautiful coastal walks and island life, amenities such as diverse restaurants, cafes, and parks are scarce on the island itself, with the majority of retail and dining options concentrated in Cahersiveen.
Hypothesis: The inherent isolation of Valentia Island, despite its scenic beauty, means that connectivity and amenity access will be a significant factor for potential buyers, potentially limiting the buyer pool to those seeking a rural lifestyle and willing to rely on mainland services, which could impact long-term value appreciation compared to more accessible locations.
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.