22 River Ville House, Oakview Village, Tralee, Co. Kerry, V92 ET81
1 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 2 Bed · 2 Bath · Townhouse
Some listing details are missing · add them to improve the analysis
Market Position
Limited Transaction Data
At €230,000, we cannot reliably position this property — only 1 comparable closed sale was found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 70% 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
€230,000
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 · Low
1
Transactions Analysed
Within 1.5km
16 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 The Square, Tralee, Kerry, Kerry | 2025-04-10 | 379m² |
Transactions within a 1.5km radius and 18-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 Improvement Potential: Upgrading from C1 to B2 could cost €7,000-€10,000, potentially increasing property value by €10,000-€15,000.
Energy Cost Advantage: With a C1 BER rating, annual energy costs are estimated to be €1,400-€1,900, compared to €1,800-€2,400 for similar D-rated townhouses in the area.
Size Efficiency: At 120m², this townhouse offers a comfortable living space, exceeding the typical size of some older properties and providing good value for its €230,000 asking price.
Hypothesis: The current C1 BER rating places this townhouse below the recent average BER in the area (if we assume a mix of older and newer properties), indicating a potential opportunity for a buyer to invest in energy efficiency upgrades, such as improved insulation and heating systems, to capture an additional 5-7% in resale value.
Amenities
Transport Links: While specific bus routes and train stations serving Oakview Village, Tralee are not detailed in the data, its 'Outside Dublin' designation implies reliance on local bus services and potentially a regional train station in Tralee town centre.
Local Conveniences: Specific nearby schools, healthcare facilities, and retail outlets for Oakview Village, Tralee, V92ET81 are not provided, limiting analysis of educational, healthcare, and shopping access.
Walkability Assessment: Without specific details on pedestrian infrastructure or local walking routes, it is difficult to assess the walkability of Oakview Village and its immediate surroundings.
Hypothesis: The 'Outside Dublin' classification for this Tralee property suggests a reliance on local amenities and transport, meaning that the presence of well-regarded local schools like Gaelscoil Mhic Easmainn and a functional Tralee train station within a 5km radius would significantly boost its buyer appeal and long-term value, potentially adding 10-15% to its valuation.
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.