14 Tieraclea Park, Tarbert, Tarbert, Co. Kerry, V31 E438
5 homes sold nearby. See what they went for — and what to bid on this one.
€219,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €219,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
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 €219,000, 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 €10,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€10,950
That's what overbidding by just 5% on a €219,000 home costs you — before interest.
A €19 check before a €219,000 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 €219,000 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
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 |
|---|---|---|---|
| 15 Tieraclea Park, Tarbert, Kerry, Kerry | 2024-09-09 | — | |
| Chapel Street, Tarbert, Listowel, Kerry | 2023-08-14 | 130m² |
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 Impact: With a D2 BER rating, upgrading to a B2 would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, suggesting an immediate return on investment opportunity.
Details
- Size Efficiency: At 120m², this property offers a generous living space, which is comparable to the median 3-bedroom property size in the wider 100km market (median beds 3.0).
- Value Optimization Potential: The current D2 BER rating suggests annual energy costs of €1,800-€2,200, compared to €800-€1,200 for B-rated properties of similar size, highlighting a significant saving potential through energy upgrades.
- Hypothesis: Given the D2 BER rating, investing in a comprehensive insulation and heating system upgrade could not only reduce annual energy bills by an estimated €1,000-€1,400 but also make the property more attractive to a broader buyer pool, potentially reducing time on market.
Amenities
Connectivity to Regional Hubs: While specific local bus routes or train stations serving Tarbert are not detailed in the provided data, its location outside Dublin implies potential reliance on local and regional bus services for connectivity to larger towns.
Details
- Local Services Snapshot: The data indicates limited specific local amenities in Tarbert within a close radius. Further research would be needed to identify specific schools, healthcare facilities, or retail options.
- Walkability Assessment: Without specific data on pedestrian infrastructure or local walking routes in Tarbert, assessing walkability and access to local services remains inconclusive.
- Hypothesis: The limited availability of detailed local amenity data within a 5km radius for Tarbert suggests that properties here may appeal more to buyers prioritizing a more rural lifestyle with less emphasis on immediate, walkable access to a wide range of services, compared to properties in larger towns.
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.