Killahan, Abbeydorney, Abbeydorney, Co. Kerry, V92 N2W9
21 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 4 Bed · 2 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 21mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 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 · High
21
Transactions Analysed
Within 5.0km
21 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Killahan, Abbeydorney, Tralee, Kerry | 2025-12-15 | — | |
| Ballysheem, Abbeydorney, Kerry, Kerry | 2023-06-20 | — |
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: Upgrading this E2 BER bungalow to a B2 rating would cost an estimated €8,000-€12,000, yet could increase its property value by €15,000-€20,000, making it a sound investment for future energy savings and market appeal.
Details
- Energy Cost Savings Potential: Current annual energy costs for an E2-rated property of this size are estimated at €1,800-€2,200; upgrading to a B2 rating could reduce these costs to €800-€1,200 annually, yielding substantial long-term savings of approximately €1,000-€1,400 per year.
- Spacious Family Living: At 120m² with 4 bedrooms and 2 bathrooms, this bungalow offers a generous living space that significantly exceeds the median 3-bedroom configuration found in sales across the 5km and 10km radii, providing ample room for a growing family.
- Hypothesis: The combination of a competitively priced, spacious 4-bedroom layout with a lower BER rating suggests a prime opportunity for buyers willing to invest in energy upgrades, as this strategic improvement could rapidly unlock significant equity and enhance long-term market desirability in Abbeydorney.
Amenities
Limited Public Transport: The property in Killahan, Abbeydorney relies primarily on private vehicle transport, with Local Link Kerry services (e.g., Route 282 or 283) connecting to nearby Tralee, and the nearest train station being Tralee Casement (approximately 15km drive).
Details
- Essential Local Services: Abbeydorney village offers key amenities including Abbeydorney National School, Abbeydorney Medical Centre, and Abbeydorney Pharmacy, with comprehensive shopping options such as Garvey's SuperValu, Dunnes Stores, Lidl, and Aldi available in Tralee (approximately 15km away).
- Family & Lifestyle Amenities: Families benefit from Abbeydorney Community Childcare and local sports facilities at Abbeydorney GAA Club, while access to green spaces is abundant with rural walking routes and the larger Tralee Town Park approximately 15km away.
- Hypothesis: The property's rural setting offers tranquility and space, which, while requiring car dependency for most services, could see increasing appeal among buyers prioritizing a quieter lifestyle and larger homes over immediate urban connectivity, especially with remote work trends.
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.