Cloghers Gate Lodge, Cloghers, Tralee, Co. Kerry, Tralee, Co. Kerry
10 homes sold nearby. See what they went for — and what to bid on this one.
€110,000 · 2 Bed · 1 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €110,000, 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.
10 closed sales nearby · 12mo 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 €110,000, 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 €5,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €110,000, 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.
€5,500
That's what overbidding by just 5% on a €110,000 home costs you — before interest.
A €19 check before a €110,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 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
10
Transactions Analysed
Within 3.0km
12 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Killerisk, Tralee, Co Kerry, Kerry | 2025-10-09 | 156m² | |
| Bayview, Balyard, Tralee, Kerry | 2025-06-04 | — |
Transactions within a 3.0km 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 Gap: The 'SI_666' BER rating is unknown for energy performance, placing it at a significant disadvantage compared to market standards where 100% of comparable properties within 100km also have unknown BERs, but indicating a potential for significant improvement.
Cost to Upgrade: Upgrading from an unknown BER to a B2 rating for this 120m² bungalow could cost an estimated €8,000 - €12,000, potentially increasing its market value by €15,000 - €20,000 based on typical uplift for improved energy efficiency.
Size Advantage: At 120m², this bungalow offers a generous living space, exceeding the median of 3 bedrooms and likely providing more square footage than the typical 3-bedroom property within a 10km radius.
Hypothesis: The lack of a defined BER rating represents a significant opportunity for value enhancement; investing in energy efficiency upgrades could not only reduce future running costs by an estimated €1,000-€1,400 annually compared to a D-rated property but also significantly boost its saleability and price potential in a market that is increasingly valuing sustainability.
Amenities
Limited Local Transport: Access to public transport appears minimal, with no specific bus routes, train stations, Luas, or DART lines mentioned as directly serving Cloghers, Tralee, suggesting a reliance on private transport.
Key Local Services: Tralee town centre, likely within a reasonable distance, would typically offer amenities such as University Hospital Kerry, Scoil Réalta na Maidine primary school, and retail options like The Square Tralee.
Rural Setting: Located in Cloghers, Tralee, the property is likely to be situated in a more rural or semi-rural setting, implying greater reliance on car-based access for shopping, healthcare, and potentially family services found in Tralee town.
Hypothesis: The property's positioning in Cloghers, away from major public transport hubs, suggests its appeal is geared towards those seeking a quieter lifestyle; however, proximity to Tralee town (likely within a 5-10km radius) would be a critical factor for accessing essential services and could influence future development and connectivity improvements.
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.