Ryan's Convenience Store, Lisselton Cross, Lisselton, Co. Kerry, V31 PV38
9 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 2 Bath · 100m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 9 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
9 closed sales nearby · 13mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €12,980 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€12,980
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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.
No asking price is listed. The chart shows the verified closed sales distribution for 9 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
9
Transactions Analysed
Within 5.0km
13 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Meadow Lyre, Lisselton, County Kerry, Kerry | 2025-02-26 | 113m² | |
| Moybella, Lisselton, Listowel, Kerry | 2025-07-04 | 120m² |
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
Good BER Rating: The B2 BER rating suggests good energy efficiency, placing it in the upper quartile of properties based on the general market data where BER is often unknown.
Details
- Standard Size: At 100m², the property is of a standard size, aligning with the median of 3 bedrooms and 2 bathrooms often seen in the market data within 100km.
- Potential Value Optimization: Upgrading the BER rating from B2 to A2 would likely cost between €4,000-€7,000 and could potentially increase the property's value by €8,000-€12,000, aligning with market trends favouring higher energy efficiency.
- Hypothesis: Given the prevalence of unknown BER ratings in the wider market (100%), the B2 rating provides a tangible advantage, suggesting that properties with verified and higher BER ratings in this region are likely to command a price premium of 5-10% over comparable unrated properties.
Amenities
Limited Transport Connectivity: Lisselton is not directly served by specific bus routes mentioned in the data, nor are there train stations, Luas, or DART stops within immediate proximity, requiring travel to larger towns for public transport.
Details
- Local Retail Gap: While Ryan's Convenience Store is present, the data does not specify nearby supermarkets, shopping centres, or a diverse retail offering, suggesting a reliance on local shops or travel for wider retail needs.
- Scarcity of Healthcare: The provided data does not list specific hospitals or clinics within the immediate Lisselton area, indicating potential travel time for essential healthcare services.
- Hypothesis: The lack of specific transport routes and the reliance on a single convenience store in Lisselton suggests that the property's value is primarily driven by its rural setting and potential for future local development rather than existing infrastructure, implying a significant commuter reliance on private vehicles.
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.