Saint Margarets, Saint Brendan'S Road, Tralee, Co. Kerry, V92 E4H6
12 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 143m² · Detached
Market Position
Below Typical Sale Prices
At €395,000, 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.
12 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
12
Transactions Analysed
Within 1.5km
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 The Oaks, Oakpark, Tralee, Kerry | 2024-10-18 | 116m² | |
| 17 Glenard, Monavalley, Tralee, Kerry | 2024-11-28 | — |
Transactions within a 1.5km 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
Suboptimal BER Impact: A 'SI_666' BER rating suggests potential for significant energy cost savings; upgrading from this to a B2 rating could cost approximately €10,000-€15,000 but may increase property value by €18,000-€25,000 based on typical market premiums.
Above-Average Size: At 143m², this detached property offers a more generous living space compared to the 1km median detached sale price of €360,000, which would likely correspond to smaller properties, indicating a potential spatial advantage.
Value Optimization Gap: While the property has a good BER, further enhancements like smart home technology or landscaping could increase its appeal and command a higher premium, potentially adding €10,000-€20,000 in value for an investment of €5,000-€10,000.
Hypothesis: The 'SI_666' BER rating, while not critically low, represents a tangible opportunity for future owners to invest in energy efficiency upgrades that not only reduce annual bills by an estimated €1,000-€1,500 but also directly enhance resale value in a market increasingly sensitive to running costs.
Amenities
Limited Public Transport: Tralee, Co. Kerry, is primarily served by Bus Éireann routes, with specific local services connecting to Tralee town centre and surrounding areas; there are no Luas or DART stops servicing this location.
Local Educational & Healthcare Access: The property is in proximity to primary schools such as Gaelscoil Mhic Easmainn and secondary schools like Mercy Mounthawk; Tralee General Hospital provides healthcare services nearby, along with numerous pharmacies in Tralee town.
Retail and Lifestyle Hub: Within Tralee town, residents have access to The Courtyard Shopping Centre, Dunnes Stores, and Tesco, as well as a variety of restaurants and cafes like The Rack and Ruin Steakhouse and The Grand Cafe, offering diverse retail and leisure options.
Hypothesis: The lack of direct commuter rail links (Luas/DART) to major urban centres means that properties in Tralee, while offering a potentially lower cost of living and distinct lifestyle, will likely not command the same price premiums associated with high connectivity to the Greater Dublin Area.
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.