Caherscullibeen, Ballydavid, Co. Kerry, V92 YP71
5 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 5 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €270,000, 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.
5 closed sales nearby · 30mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 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 · Low
5
Transactions Analysed
Within 5.0km
30 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilcooly, Ballydavid, Tralee, Kerry | 2023-10-04 | 141m² | |
| Ballyganneen Mor, Ballydavid, Tralee, Kerry | 2023-10-24 | 152m² |
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 Opportunity: With an 'Unknown' BER rating (SI_666 placeholder), upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a significant return on investment.
Details
- Spacious Living: At 120m² with 5 bedrooms, this property offers more space than the median of 3 bedrooms within 100km, providing ample room for larger families or those seeking extra living or home office space.
- Value Optimization: The asking price of €270,000 for a 120m², 5-bed, 2-bath detached house, when compared to a median sale price of €272,000 for 3-bed, 2-bath homes within 100km over 180 days, suggests value if the extra bedrooms and detached nature are desirable.
- Hypothesis: The property's 5-bedroom configuration, exceeding the local median of 3 bedrooms, combined with its detached status, presents an opportunity to tap into a niche market segment that prioritizes space over absolute proximity to services, particularly if marketed towards rural retreats or family holiday homes.
Amenities
Limited Transport Links: There are no specific bus routes, train stations, or Luas/DART stops mentioned as serving Caherscullibeen, Ballydavid, Co. Kerry, indicating a reliance on private transport for connectivity.
Details
- Basic Local Services: While specific amenities are not detailed, the rural location suggests limited immediate access to major shopping centres, diverse retail options, or specialized healthcare facilities typically found in urban settings.
- Remote Lifestyle: The property's location in Ballydavid, Co. Kerry, implies a focus on a quieter, rural lifestyle, with walkability likely centred around local scenery rather than extensive pedestrian infrastructure or immediate access to numerous parks or gyms.
- Hypothesis: The absence of documented public transport and major amenities within immediate proximity suggests that properties in Caherscullibeen, Ballydavid, will appeal to buyers prioritizing seclusion and natural beauty over convenience, potentially becoming more attractive for short-term rental markets or as a second home if local tourism infrastructure develops.
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.