32 Áth Solas, Ballyoughtragh, Milltown, Co. Kerry, V93 A973
6 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 2 Bath · 110m² · Semi-D
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 10mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
These signals interact — full analysis in report.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 · Moderate
6
Transactions Analysed
Within 1.5km
10 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Ath Solas, Milltown, Kerry, Kerry | 2026-01-15 | 106m² | |
| 39 Millbrook, Village, Miltown, Kerry | 2025-03-14 | 131m² |
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 Upgrade Opportunity: Upgrading the C2 BER rating to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Space Efficiency: With a size of 110m², this 3-bedroom, 2-bathroom semi-detached property offers a well-proportioned living space for its size category, aligning with the median 3-bed, 2-bath configuration observed in the market.
Value Optimization Potential: The current C2 BER rating implies annual energy costs of €1,800-€2,200 for a property of this size, compared to €800-€1,200 for a comparable B-rated property, indicating potential annual savings of €1,000-€1,400 through upgrades.
Hypothesis: Given the C2 BER rating and the proximity to a 10km radius market where 100% of properties have unknown BER ratings, there's a significant opportunity to leverage a clear BER advantage, potentially commanding a premium if upgraded to a B-rating, thereby differentiating from the largely unrated local competition.
Amenities
Connectivity Limitation: Access to public transport is not explicitly detailed with specific bus routes or train stations serving Milltown, Co. Kerry, V93A973, which may impact commuter convenience.
Local Services Availability: While specific amenities like shops, schools, and healthcare facilities are not listed for Ballyoughtragh, Milltown, the presence of a postcode suggests a developed local area likely with essential services within a reasonable distance.
Walkability Unknown: Information on walkability and pedestrian access within Milltown, Co. Kerry, is not provided, making it difficult to assess the convenience for local errands or leisure activities on foot.
Hypothesis: The lack of specific public transport and detailed local amenity data for Milltown, Co. Kerry, suggests that its value proposition may rely more heavily on its rural charm and potential for private transport, rather than strong connectivity and dense service provision typical of more urbanized areas.
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.