5 Willow Court, Willow Place, Listowel, Co. Kerry, V31 YR96
4 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 3 Bed · 2 Bath · 89m² · Townhouse
Market Position
Priced Above Local Sales
At €269,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 10mo 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 5.0km over the past 36 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 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 24% 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
€269,000
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
4
Transactions Analysed
Within 5.0km
10 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 |
|---|---|---|---|
| Roseville, 12 Bridge Rd, Listowel, Kerry | 2024-02-28 | — | |
| 16 Bridge Rd, Listowel, Kerry, Kerry | 2025-07-29 | 83.8m² |
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 C3 Efficiency: The C3 BER rating suggests moderate energy efficiency, with annual energy costs likely in the range of €1,400-€1,800, which is better than D or E rated properties in the area but not as cost-effective as A or B ratings.
Details
- Size Optimization: With 89m² and 3 bedrooms, this townhouse is well-configured for its size, offering a good balance for families or professionals, aligning with the 3-bed median in nearby markets.
- Upgrade Opportunity: Upgrading the C3 BER rating to a B2 could cost an estimated €7,000-€10,000 but might increase the property's value by €10,000-€15,000, representing a valuable investment for enhanced energy performance.
- Hypothesis: While the C3 BER rating is respectable, a targeted investment of €7,000-€10,000 to achieve a B2 rating could unlock an additional €10,000-€15,000 in market value, driven by increasing buyer preference for energy-efficient homes and potential annual savings of €300-€500 on energy bills.
Amenities
Local Transport Hub: While specific routes are not detailed, Listowel town typically has local bus services connecting to Tralee and other regional centers, offering essential connectivity for residents.
Details
- Essential Local Services: The property is situated in Listowel, which offers access to St. Mary's Catholic Primary School, Mercy Mounthawk Secondary School, Listowel General Hospital, and local amenities like Aldi and SuperValu supermarkets.
- Walkable Community Core: Being in Willow Place, Listowel, likely offers good walkability to the town centre, providing easy access to pharmacies, local cafes such as The Cafe Listowel, and community facilities like the Listowel Arms Hotel.
- Hypothesis: The location in Listowel, a key service town for North Kerry, benefits from established infrastructure including schools like Presentation Secondary School, healthcare at Listowel Primary Care Centre, and transport links via Bus Éireann, ensuring strong long-term desirability and a stable property value base.
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.