6 gort na gréine, cahermoneen, tralee, co. kerry, v92 pp2c
35 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 3 Bath · 77m² · Semi-D
Market Position
Below Typical Sale Prices
At €195,000, 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.
35 closed sales nearby · 10mo recency · High 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
35
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Gort Na Greine Croogorts, Tralee, Kerry, Kerry | 2025-09-03 | 86.9m² | |
| 6 Rock Park Ave, Tralee, Kerry, Kerry | 2025-06-19 | 138m² |
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
Energy Efficiency Benefit: With a C1 BER rating, this 77m² property offers substantial energy savings, estimated at €800-€900 annually compared to a D-rated semi-detached property of similar size, which typically incurs €2,000-€2,500 in annual energy costs.
Details
- Spacious Configuration: The property's 3 bedrooms and 3 bathrooms provide a comfortable living arrangement and exceed the median of 2 bathrooms for properties sold within a 5km radius, offering enhanced convenience and appeal.
- Modern Appeal: The favorable C1 BER positions this home competitively, as achieving such an efficiency level from a lower rating (e.g., D) would typically require an investment of €5,000-€8,000 in upgrades, potentially increasing its market value by a similar or greater amount.
- Hypothesis: The property's practical layout, including an additional bathroom beyond the local median, coupled with its C1 BER, indicates a well-maintained or recently updated home that aligns with modern buyer preferences for lower running costs and immediate occupancy, contributing to its strong estimated value.
Amenities
Excellent Connectivity: The property boasts strong transport links with Tralee Bus Station (serving Bus Éireann routes 13, 14, 271 to regional towns) and Tralee Train Station (providing direct services to Mallow, Cork, and Dublin Heuston) both easily accessible from Cahermoneen.
Details
- Comprehensive Retail & Leisure: Residents benefit from proximity to major retail hubs like Manor West Retail Park (featuring Dunnes Stores and Tesco) and Tralee Shopping Centre (with Penney's and Boots), alongside significant green spaces like Tralee Town Park and Tralee Wetlands for leisure.
- Education and Healthcare Hub: The location offers crucial access to healthcare at University Hospital Kerry and a range of educational facilities including Holy Family National School, Mercy Mounthawk Secondary School, and the Munster Technological University (Tralee Campus).
- Hypothesis: The strategic positioning of Gort na Gréine in Cahermoneen, combining a peaceful residential setting with immediate access to Tralee's comprehensive suite of urban amenities, enhances the property's long-term appeal, driving consistent demand from families and professionals alike.
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.