Apartment 2c, Ballyard Condominium, Lover'S Lane, Ballyard, Tralee, Co. Kerry, V92 KD59
11 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €175,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Spring Well Gardens, Ballyard, Tralee, Kerry | 2024-11-11 | 93m² | |
| 71 Fels Point Block D, Pier Village, Tralee, Kerry | 2025-06-24 | — |
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 C2 Efficiency: With a BER C2 rating, the property's annual energy costs are likely to be higher than those with A or B ratings; for a property of this size (120m²), annual savings of €800-€1,200 could be achieved by upgrading to a B2 rating, which might cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Details
- Spacious Configuration: The 120m² size for a 2-bedroom apartment is generous, offering more living space per bedroom compared to the median of 3 bedrooms for 2 bathrooms in the 100km radius market.
- Value Optimization Opportunity: Given the C2 BER rating, investing in energy efficiency upgrades could unlock significant long-term savings and enhance the property's market appeal and value.
- Hypothesis: The property's spacious 120m² footprint for a 2-bedroom apartment, combined with a C2 BER rating, presents a prime opportunity for a buyer to invest in energy efficiency upgrades to achieve superior annual savings compared to lower-rated properties, potentially increasing its value by over 10%.
Amenities
Transport Connectivity: Tralee is served by Bus Éireann routes connecting to regional towns, and the Tralee train station provides rail links, though no specific Luas or DART lines are directly accessible given the location outside Dublin.
Details
- Local Facilities: The area offers access to essential services including University Hospital Kerry, primary schools like CBS Primary School Tralee and Mercy Mounthawk Secondary School, and shopping facilities such as the Rose of Tralee Shopping Centre.
- Walkability & Leisure: Tralee town centre offers reasonable walkability with amenities like Siamsa Tíre Theatre and The Kingdom Greyhound Stadium, alongside local parks like the Tralee Town Park.
- Hypothesis: While Tralee offers a good range of local amenities and transport connectivity via Bus Éireann and rail, the absence of light rail infrastructure like Luas or DART means that commuter times to major employment hubs outside the immediate region will be significantly longer compared to properties within the Dublin commuter belt.
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.