28 Kilcaragh Lawn, Lixnaw, Co. Kerry, V92 C4E2
4 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 2 Bath · 114m² · Semi-D
Market Position
Priced Within Local Sold Range
At €280,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 18mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 3.0km over the past 24 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.
Price Distribution Analysis
4 verified closed sales within 3.0km · 24 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 3.0km
18 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Kilcaragh Lawn, Lixnaw, Kerry, Kerry | 2024-12-17 | — | |
| 12 Kilcaragh, Lixnaw, Kerry, Kerry | 2024-07-04 | — |
Transactions within a 3.0km radius and 24-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: With a B3 BER rating, this property is likely to have annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,600 for a typical D-rated property of similar size in the area.
Space Efficiency: The 114.0m² size for a 3-bedroom, 2-bathroom semi-detached home appears well-proportioned for family living within this type of property.
Value Optimization Opportunity: While a B3 is decent, upgrading to a B2 BER could cost an estimated €3,000-€5,000 and potentially add €6,000-€9,000 to the property's value, offering a sound investment.
Hypothesis: Given the B3 BER, focusing on improving insulation in attic and walls could cost €2,000-€4,000 and potentially lift the BER to B2, increasing the property's appeal and reducing long-term running costs, which is a key consideration for buyers in rural areas.
Amenities
Transport Connectivity: Lixnaw is served by Bus Éireann route 271, connecting to Tralee, offering limited but direct public transport options.
Local Lifestyle Access: The village of Lixnaw provides essential amenities including a local shop, post office, and primary school, with Tralee providing a wider range of retail and healthcare facilities approximately 20km away.
Family & Community Focus: Lixnaw has a strong community feel with local GAA facilities and the Lixnaw National School, fostering a family-friendly environment.
Hypothesis: The relatively limited public transport connectivity and distance to larger service hubs like Tralee means that car dependency is high, making properties with ample off-street parking and easy road access more desirable and likely to command a premium.
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.