Gortacloghane, Lyracrompane, Listowel, Co. Kerry, V31 KN24
2 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 2 Bed · 1 Bath · 82m² · Detached
Market Position
Limited Transaction Data
At €269,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 29mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 56% 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
€269,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
29 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockane Brack, Lyreacrompane, Listowel, Kerry | 2023-10-25 | 125m² | |
| Briar Cottage, Ballydouhig, Listowel, Kerry | 2024-01-30 | — |
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 F Rating Cost: Upgrading the F-rated BER to a B2 would likely cost between €15,000 and €20,000, potentially increasing the property's value by €25,000-€30,000.
Energy Cost Impact: With an F BER rating, annual energy costs for this 82m² property are estimated to be between €2,400 and €3,000, significantly higher than the €1,000-€1,400 for a B2 rated property.
Size and Configuration: The 82m² size with 2 bedrooms and 1 bathroom is standard for this type of property, but energy efficiency upgrades are crucial for long-term value optimization.
Hypothesis: Given the F BER rating and associated high running costs, the most significant value-add for this property lies in a comprehensive energy efficiency upgrade programme; a strategic investment of €15,000-€20,000 could yield a substantial return through increased resale value and reduced operating expenses, making it an attractive proposition for cost-conscious buyers.
Amenities
Limited Public Transport: The Lyracrompane area, while rural, is not directly served by specific bus routes like Dublin Bus 25, 66, 67 or any Luas/DART stations, requiring significant reliance on private transport.
Local Services Scarce: Specific educational facilities like Scoil Naomh Micheál, healthcare at Listowel Community Hospital, and retail at SuperValu Listowel are located in Listowel town, several kilometers away, indicating limited immediate local amenities.
Rural Walkability: Walkability is likely limited to immediate rural surroundings, with no specific named walking routes or pedestrian infrastructure highlighted for Lyracrompane itself.
Hypothesis: The property's rural location, with limited public transport and services concentrated in Listowel town (approximately 10km+), suggests that its appeal is primarily to buyers seeking a quieter lifestyle away from urban conveniences, and future value appreciation may be more tied to broader rural development initiatives than to enhancements in local public infrastructure.
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.