The Grove,, Springmount, Duagh, Listowel, Co Kerry, V31 V128
4 homes sold nearby. See what they went for — and what to bid on this one.
€449,000 · 6 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €449,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 9mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
Financial Exposure · 47% 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
€449,000
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 · Low
4
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Springmount, Duagh Village, Listowel, Kerry | 2025-08-12 | 245m² | |
| Duagh, Listowel, Co. Kerry, Kerry | 2025-11-13 | 155m² |
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 Efficiency: The C2 BER rating indicates moderate energy efficiency; upgrading to a B2 rating would likely cost €8,000-€12,000 and could increase property value by €10,000-€15,000, while lowering annual energy costs by an estimated €300-€500 compared to its current rating.
Standard Size for Type: At 120.0m², the property offers a standard living space for a 3-bedroom detached home, aligning with general market expectations.
Value Optimization Potential: Given the C2 BER, strategic insulation and heating system upgrades could yield a notable return on investment by improving both market appeal and running costs, especially if nearby properties are achieving higher BER ratings.
Hypothesis: The €426,538.84 estimated value, despite a C2 BER, suggests that the market is currently prioritizing location and land over energy efficiency, creating an opportunity for a buyer to invest in BER upgrades for a future value uplift.
Amenities
Limited Public Transport: The absence of specific bus route numbers, train stations, Luas, or DART stops serving Duagh, Listowel suggests reliance on private transport for connectivity.
Rural Lifestyle Amenities: While specific listings are unavailable, areas like Duagh typically offer basic local services; however, access to larger shopping centers and diverse retail outlets would likely require travel to Listowel town.
Healthcare Access Requires Travel: Access to comprehensive healthcare facilities like hospitals and specialized clinics would necessitate travel to larger centres such as University Hospital Kerry in Tralee, approximately 40km away.
Hypothesis: The property's valuation appears to be heavily influenced by its rural setting and plot size, with minimal premium attributed to connectivity or access to a wide array of amenities, suggesting that future value growth is unlikely to be driven by infrastructure development.
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.