46 The Cloisters, Abbeydorney, Abbeydorney, Co. Kerry, V92 W5P8
7 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 3 Bed · 3 Bath · 102m² · Semi-D
Market Position
Priced Within Local Sold Range
At €249,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 8mo 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 €249,000, 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 €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €249,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 · Moderate
7
Transactions Analysed
Within 5.0km
8 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57 The Cloisters, Abbeydorney, Kerry, Kerry | 2025-05-15 | — | |
| 29 The Cloisters, Abbeydorney, Kerry, Kerry | 2024-04-29 | 102m² |
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 C1 potential upgrade: Upgrading the C1 BER rating to a B2 could cost approximately €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000, while reducing annual energy costs by an estimated €500-€700 compared to its current rating.
Details
- Generous size for type: At 102m², this semi-detached property offers a good amount of space, aligning with the median size for three-bedroom houses within a 10km radius.
- Optimization opportunity: While currently holding a C1 BER, focusing on insulation and heating system upgrades could significantly improve its energy efficiency and market appeal, potentially adding value beyond direct upgrade costs.
- Hypothesis: The prevalence of 'BER unknown' across a 100km radius suggests a general lack of robust energy performance disclosure in the wider market, making properties with known and improvable BER ratings like this one potentially more attractive to informed buyers seeking long-term value.
Amenities
Limited direct public transport: There are no specific bus routes, train stations, Luas stops, or DART stations directly serving Abbeydorney, requiring travel to Tralee for major transport links.
Details
- Local services available: The area offers essential local services including Abbeydorney National School and several small local shops and cafes within walking distance.
- Healthcare access via Tralee: For hospital and broader healthcare access, residents would typically travel to University Hospital Kerry in Tralee, approximately 10km away.
- Hypothesis: The reliance on private transport and the distance to major amenities in Tralee means that the value of properties in Abbeydorney is significantly less influenced by public transport connectivity and more by the quality of local primary services and the accessibility of larger towns for specialized needs.
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.