Sceilg, 44 Liosdara, Oakpark, Tralee, Co. Kerry, V92 XFH5
10 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 5 Bed · 2 Bath · 162m² · Detached
Market Position
At the Upper End of Local Sales
At €420,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 16mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months.
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 · 18% 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
€420,000
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 · High
10
Transactions Analysed
Within 1.5km
16 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 |
|---|---|---|---|
| 35 Liosdara, Oakpark, Tralee, Kerry | 2025-03-21 | 189m² | |
| Lisbeg, Oakpark, Tralee, Kerry | 2024-12-19 | — |
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
BER Upgrade Opportunity: The C2 BER rating suggests potential for value enhancement; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Generous Living Space: At 162m², this property offers a substantial living area, which is notably larger than the median 3-bedroom property typically found in the market, providing ample space for families.
- Value Optimization: While the C2 BER is adequate, investing in energy efficiency upgrades could unlock further value and reduce annual energy costs, estimated to be €1,500-€2,000 compared to a D-rated property of similar size.
- Hypothesis: The current C2 BER rating, while acceptable, represents a missed opportunity for significant value enhancement and operational savings; focusing on targeted insulation and heating system upgrades could yield a strong return on investment, making the property more attractive to energy-conscious buyers.
Amenities
Transport Connectivity: The property is located in Tralee, Co. Kerry, which is served by Bus Éireann routes providing connections to surrounding towns and cities, and the Tralee train station offers rail services.
Details
- Local Educational Hub: The Oakpark area is well-served by educational facilities, including Gaelscoil Mhic Eascaoin (primary), Tralee CBS (secondary boys), and Mercy Mounthawk (secondary girls), along with IT Tralee campus nearby.
- Comprehensive Local Services: Residents have access to essential services including University Hospital Kerry, a range of local pharmacies, and nearby shopping options like Manor West Retail Park, offering convenience for daily needs.
- Hypothesis: The established infrastructure in Oakpark, Tralee, with its strong educational and healthcare provisions, combined with improving transport links, suggests that this area is well-positioned for sustained residential demand, potentially attracting families and professionals seeking a balanced lifestyle.
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.