Ashill, Ballymacelligott, Ballymacelligott, Co. Kerry, V92 V0Y1
17 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €160,000, 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.
17 closed sales nearby · 20mo 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 €160,000, 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 €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 · High
17
Transactions Analysed
Within 5.0km
20 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ashill, Ballymacelligott, Tralee, Kerry | 2025-12-19 | — | |
| Ashill, Ballymacelligott, Tralee, Kerry | 2025-12-01 | 75m² |
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
Energy Efficiency Deficit: With an E1 BER rating, this property falls significantly below modern energy standards, implying higher annual energy costs estimated at €2,500-€3,500 compared to €1,200-€1,600 for a B-rated property of similar size.
Upgrade Investment Opportunity: Upgrading the BER from E1 to a more efficient B2 rating could cost an estimated €15,000-€25,000, yet potentially increase the property's market value by €20,000-€30,000, offering a clear return on investment.
Below-Average Bathroom Count: The property's single bathroom falls short of the 5km radius median of 2.5-3.5 baths and 10km radius median of 2 baths, potentially impacting its appeal and functional utility for modern family living.
Hypothesis: Despite its current low BER and limited bathroom count, the generous 120m² size for a 3-bedroom detached home positions it as an ideal candidate for a transformative renovation, allowing a buyer to add significant value and tailor it to contemporary standards, making it a 'blank canvas' for appreciation.
Amenities
Regional Connectivity: While not served by urban rail, the property is approximately a 15-20 minute drive to Tralee Train Station, and local Bus Éireann routes, such as the 274 (Tralee-Castleisland), provide transport links to nearby towns.
Essential Services Proximity: Access to healthcare is centred around University Hospital Kerry in Tralee (~15km), complemented by local GP clinics and pharmacies, while major shopping needs can be met at Manor West Retail Park and Kerry Central Shopping Centre in Tralee.
Family & Lifestyle Options: The area benefits from local primary schools like Ballymacelligott National School, childcare facilities such as Ballymacelligott Community Playgroup, and community spaces including Ballymacelligott GAA Club, fostering a tight-knit rural community lifestyle.
Hypothesis: The property's location in Ballymacelligott offers a quintessential rural Kerry lifestyle, attracting buyers seeking tranquil living with convenient, albeit car-dependent, access to Tralee's extensive amenities, potentially drawing families and remote workers seeking a balance between peace and practicality.
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.