Garrynagore, Lixnaw, Kilflynn, Co. Kerry, V92 W3C5
24 homes sold nearby. See what they went for — and what to bid on this one.
€277,500 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €277,500, this home is priced within the typical range of 24 recent closed sales nearby. There's room to negotiate — seller leverage is 6.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
24 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 €277,500, 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 €13,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €277,500, 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.
€13,875
That's what overbidding by just 5% on a €277,500 home costs you — before interest.
A €19 check before a €277,500 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €277,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
24 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 16% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€277,500
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
24
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tullacrimmin, Abbeydorney, Tralee, Kerry | 2023-06-01 | 190m² | |
| Derryvrin, Abbeydorney, Kerry, Kerry | 2023-10-12 | 160m² |
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 Investment: Upgrading this E1 BER bungalow to a B2 rating could cost an estimated €15,000-€25,000, potentially increasing its market value by €20,000-€35,000 and yielding annual energy savings of €1,500-€2,000.
Details
- Spacious Living: At 120m², this 3-bedroom bungalow offers substantial living space, aligning with the 'Large' size category and providing comfortable accommodation, which is appealing for family buyers.
- Bathroom Discrepancy: The property's single bathroom falls below the typical 2-bathroom configuration observed in similar homes sold within a 20km radius, which could be a factor for buyers expecting more facilities.
- Hypothesis: Given the area's strong price growth, investing in a BER upgrade from E1 to a B-rating presents a high-return opportunity, as buyers are increasingly prioritizing energy efficiency, and a modern heating system could justify a significant premium in this rural setting.
Amenities
Regional Connectivity: While car-dependent, residents have access to regional Bus Éireann services connecting nearby Lixnaw to Tralee (approximately 20km) and Listowel (approximately 10km), providing essential links to larger towns.
Details
- Educational Access: Families benefit from proximity to Kilflynn National School and Lixnaw National School for primary education, alongside St. Michael's College in Lixnaw offering local secondary schooling options.
- Local Lifestyle & Services: The community offers essential services with local shops and pharmacies in Lixnaw village, complemented by social hubs like Parker's Pub in Lixnaw and Stack's Bar in Kilflynn, alongside active GAA clubs for recreation.
- Hypothesis: The increasing appeal of rural living, coupled with the property's access to foundational local amenities like specific schools and community sports, could attract buyers seeking a balanced lifestyle away from urban centers, despite the reliance on private transport for wider access.
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.