Leansaghane, Ballybunnion, Kilconly, Co. Kerry, V31 NC56
10 homes sold nearby. See what they went for — and what to bid on this one.
€149,000 · 2 Bed · 1 Bath · 56m² · Detached
Market Position
Below Typical Sale Prices
At €149,000, 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 · 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 €149,000, 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 €7,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €149,000, 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.
€7,450
That's what overbidding by just 5% on a €149,000 home costs you — before interest.
A €19 check before a €149,000 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
From €19 for your strategy on a €149,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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
10
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Aughrim, Doon Rd, Ballybunion, Kerry | 2025-10-14 | 135m² | |
| St Josephs, Church Rd, Ballybunnion, Kerry | 2024-07-08 | 90m² |
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
Energy Upgrade Potential: With a BER E rating, investing an estimated €8,000-€12,000 to upgrade to a B2 rating could increase the property's value by €15,000-€20,000, offering a significant return on investment.
Details
- Energy Cost Savings: The current BER E rating implies annual energy costs of approximately €1,800-€2,200, which is significantly higher than the €800-€1,200 typically seen for more energy-efficient B-rated properties of similar size, leading to potential annual savings of €600-€1,400 after upgrade.
- Compact Living: At 56m² with 2 bedrooms and 1 bathroom, this property is more compact than the median 3-bedroom, 2-bathroom homes typically found in the 5km to 20km radius, catering to a specific buyer segment seeking a smaller, more manageable dwelling.
- Hypothesis: The property's smaller size and lower BER rating, while presenting an initial lower asking price, position it as an ideal candidate for first-time buyers or investors seeking an affordable entry point with significant potential for value addition through strategic renovations and energy efficiency upgrades, thereby appealing to a broader market segment than its current configuration suggests.
Amenities
Local Transport Access: While not served by train or DART, the property benefits from local Bus Éireann route 272 connecting Ballybunnion to Listowel and Tralee, offering essential regional connectivity for residents.
Details
- Community & Education: The property is situated near essential educational facilities like Ballybunion National School and Colaiste Bhride, with the renowned Ballybunion Golf Club and Ballybunnion Beach providing significant recreational and lifestyle appeal.
- Essential Services Proximity: Healthcare needs are met by Ballybunion Health Centre and local pharmacies like Walsh's Pharmacy within easy reach, complemented by local shopping at Centra Ballybunion for daily necessities.
- Hypothesis: The property's location in Ballybunnion, a renowned coastal and golfing destination, suggests its value is significantly bolstered by its tourism and lifestyle appeal, potentially attracting seasonal renters or holiday home buyers, even for a compact 2-bedroom property, overriding some of the limitations in immediate public transport 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 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.