Valentia View, Garrane, Portmagee, Co. Kerry, V23 N882
9 homes sold nearby. See what they went for — and what to bid on this one.
€738,500 · 5 Bed · 4 Bath · 320m² · Detached
Market Position
At the Upper End of Local Sales
At €738,500, 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.
9 closed sales nearby · 23mo recency · Moderate 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 €738,500, 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 €36,925 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €738,500, 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.
€36,925
That's what overbidding by just 5% on a €738,500 home costs you — before interest.
A €19 check before a €738,500 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €738,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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
Financial Exposure · 94% 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
€738,500
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
9
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Revenue, Valentia Island, Co Kerry, Kerry | 2024-05-09 | — | |
| Glenreen Heights, Ballyhearney, Valentia Island, Kerry | 2025-03-27 | — |
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 Rating Advantage: This property's B1 BER rating is significantly better than the unknown BER ratings prevalent in the wider 100km radius market, where 100% of properties have an unknown rating.
Details
- Ample Space: With a size of 320.0m², this property offers 1.36 times more internal space than the average of 235.3m² suggested by the median sale price within 100km.
- Value Enhancement Potential: While the B1 BER is good, upgrading to an A-rated BER would likely require an investment of €10,000-€15,000 but could potentially increase the property's value by €20,000-€30,000, while reducing annual energy costs by an estimated €500-€800 compared to its current B1 rating.
- Hypothesis: Given the high asking price and the B1 BER rating, the property's value is likely being driven by factors beyond standard metrics, such as unique views or specific architectural features. A buyer seeking to optimize value might focus on enhancing the BER further, as the current B1 rating, while good, is not in the highest tier, and the market data shows a lack of comparable high-BER properties to benchmark against.
Amenities
Limited Local Transport: Portmagee village has limited public transport options; the nearest significant bus service would likely require travel to Cahersiveen or Killarney, with no specific bus routes or train stations directly serving Garrane.
Details
- Rural Amenities: The property is situated in a rural setting, with local amenities likely concentrated in nearby villages such as Portmagee and Cahersiveen, offering basic retail, cafes, and essential healthcare services, but lacking larger shopping centres or specialized facilities.
- Natural Landscape Appeal: The location offers significant lifestyle amenities due to its proximity to the Skellig Ring and the Wild Atlantic Way, providing excellent opportunities for outdoor activities such as hiking, cycling, and watersports, appealing to nature enthusiasts.
- Hypothesis: The property's appeal is heavily reliant on its remote scenic location rather than urban convenience; its value proposition is tied to niche demand for secluded coastal living, suggesting that its premium is unlikely to be supported by traditional amenity-driven value increases and will instead depend on attracting buyers valuing tranquility and natural beauty above connectivity and accessibility.
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.