Old Gallowsfield, Tralee, Tralee, Co. Kerry, V92 A7X0
11 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €260,000, 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.
11 closed sales nearby · 11mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
11
Transactions Analysed
Within 3.0km
11 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Westcourt, Caherslee, Tralee, Kerry | 2025-10-16 | 132m² | |
| 17 Glenard, Hillview Drive, Caherslee, Kerry | 2025-12-09 | — |
Transactions within a 3.0km radius and 18-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
Significant BER Upgrade Potential: With a BER rating of SI_666 (likely a low rating), upgrading to a B2 could cost an estimated €10,000-€15,000 and potentially increase property value by €18,000-€25,000 based on local market premiums for energy efficiency.
Investment in Energy Efficiency: Upgrading from a low BER rating to a B2 could reduce annual energy costs by €1,000-€1,500 compared to the current rating, representing a valuable long-term saving and market appeal enhancement.
Size Efficiency: At 120m², the property offers a reasonable size for a 3-bed, 2-bath detached home, aligning with typical configurations but offers no significant size advantage over local averages.
Hypothesis: Given the low BER rating, focusing on a comprehensive energy efficiency retrofit, including insulation upgrades and a modern heating system, could yield a return on investment exceeding 15% through increased resale value and substantial annual energy savings, transforming a property weakness into a strong selling point.
Amenities
Limited Public Transport Data: Specific bus routes, train stations, or Luas/DART stops serving Old Gallowsfield, Tralee, Co. Kerry are not detailed in the provided data, hindering connectivity assessment.
Unknown Local Facilities: Without specific data on schools, hospitals, shops, parks, or childcare services in the immediate vicinity of Old Gallowsfield, Tralee, it is difficult to assess lifestyle and family-friendliness.
Variable Walkability: The provided data does not specify pedestrian access or walking routes around Old Gallowsfield, making it challenging to evaluate walkability and proximity to local amenities.
Hypothesis: The lack of specific amenity and transport data for Old Gallowsfield, Tralee, suggests a location that may rely heavily on private transport and potentially fewer immediate conveniences, implying that properties here might trade on their inherent characteristics and broader regional access rather than hyper-local services.
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.