5 Centre Point Mews, Main Street, Waterville, Co. Kerry, V23 X884
7 homes sold nearby. See what they went for — and what to bid on this one.
€198,500 · 2 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €198,500, 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.
7 closed sales nearby · 9mo 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 €198,500, 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 €9,925 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €198,500, 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.
€9,925
That's what overbidding by just 5% on a €198,500 home costs you — before interest.
A €19 check before a €198,500 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 · Low confidence
Instant access · No subscription · Refund if not useful
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 median of comparable sales, 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
7
Transactions Analysed
Within 5.0km
9 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Centrepoint, Main Street, Waterville, Kerry | 2026-01-23 | — | |
| 1 The Mews, Centerpoint, Waterville, Kerry | 2025-12-10 | — |
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 Upgrade Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Energy Cost Savings: A C3 BER rating means annual energy costs are likely between €1,500-€2,000, compared to €800-€1,200 for a B-rated property of similar size, offering potential savings of €700-€800 per year.
Size Efficiency: The 120m² size of this 2-bedroom semi-detached property is standard for its type, offering adequate living space without being excessively large or small relative to local offerings.
Hypothesis: The C3 BER rating, while acceptable, presents a clear opportunity for value enhancement; properties with higher BER ratings (B or A) within a 5km radius may command a premium of 5-10% due to lower running costs, a trend that will likely accelerate.
Amenities
Limited Public Transport: While located on Main Street, Waterville, there are no specific bus routes, train stations, Luas, or DART stations mentioned in the raw data that directly serve this immediate area.
Local Retail Presence: The property is situated on Main Street, implying proximity to local shops and potentially a supermarket, though specific names are not provided in the data.
Walkability & Services: Being on Main Street suggests good walkability to local amenities, but the absence of specific park, school, or healthcare facility names in the data limits a detailed lifestyle assessment.
Hypothesis: Waterville's primary appeal as a location for this property is likely its inherent charm and natural amenities, rather than its connectivity to major transport hubs or urban services; future development focusing on improving public transport links to Tralee or Killarney could significantly boost property values.
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.