Leith East, Abbeydorney, Tralee, Co. Kerry, V92 R524
8 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 5 Bed · 4 Bath · 235m² · Detached
Market Position
At the Upper End of Local Sales
At €450,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
8 closed sales nearby · 11mo recency · Moderate 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 28% 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
€450,000
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 · Moderate
8
Transactions Analysed
Within 5.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballintobeenig, Leith East, Tralee, Kerry | 2023-08-11 | — | |
| Valleyview, Knocknacaska, Kilflynn, Kerry | 2025-07-15 | 198.1m² |
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 C2 Value Opportunity: While currently a C2 BER, upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a clear return on investment.
Details
- Spacious Family Home: With 235m² and 5 bedrooms, this property is significantly larger than the 10km median of 3 bedrooms and the 100km median of 3 bedrooms, offering ample space for a growing family.
- Potential for Value Optimization: The asking price of €450,000 is considerably higher than the 10km radius P75 sale price of €324,250, indicating a potential opportunity to achieve a better sale price by addressing the BER rating and potentially modernizing interior finishes.
- Hypothesis: Given the property's substantial size and the prevailing C2 BER, a strategic investment in a higher BER rating (e.g., B2) alongside minor interior enhancements could position this property to achieve a sale price closer to the 100km P75 sale price of €400,000, effectively bridging the gap between its current asking price and estimated market value.
Amenities
Limited Public Transport: The provided data does not specify any bus routes, train stations, Luas, or DART stations serving Abbeydorney, Tralee, Co. Kerry, suggesting potential reliance on private transport for access to key amenities.
Details
- Local Services Gap: Specific details on schools, healthcare, shopping, and lifestyle amenities within Abbeydorney are not provided in the raw data, making it difficult to assess the immediate local offering for residents.
- Connectivity to Tralee: While located in Abbeydorney, the property's proximity to Tralee town centre (not specified in distance) would be crucial for accessing its range of shops, educational institutions like Kerry College of Further Education, and healthcare facilities like University Hospital Kerry.
- Hypothesis: The lack of explicit transport and amenity data for Abbeydorney suggests that its value proposition is heavily reliant on its proximity and connectivity to Tralee. Further development of local infrastructure, such as improved public transport links or the introduction of essential retail and family services in Abbeydorney itself, could significantly enhance property values in this specific location.
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.