Garrai Camán, Smithstown, Mullinavat, Co. Kilkenny, X91 EH33
5 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 4 Bed · 2 Bath · 122m² · Detached
Market Position
Below Typical Sale Prices
At €200,000, 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.
5 closed sales nearby · 9mo recency · Low 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €200,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
5
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Smithstown, Tullogher, Kilkenny, Kilkenny | 2024-06-07 | 236m² | |
| Listerlin, Tullogher, Co. Kilkenny, Kilkenny | 2025-10-31 | 90m² |
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
Energy Inefficiency: The E1 BER rating indicates significant energy inefficiency; upgrading to a B2 rating could cost between €8,000-€12,000 but potentially increase property value by €15,000-€20,000, recouping upgrade costs and adding a premium.
Details
- Space Efficiency: This 122m² detached property offers 4 bedrooms and 2 bathrooms, which is a good configuration for a family but may be considered standard for its size within the broader Irish market.
- Value Optimization Needed: With an E1 BER rating, annual energy costs could be estimated at €1,800-€2,200, and strategic insulation upgrades could reduce this by €700-€1,000 annually, presenting a clear opportunity for value enhancement.
- Hypothesis: Given that 100% of properties within a 100km radius have an unknown BER rating, this property's E1 rating, while poor, is not a significant outlier in the raw data provided. However, the willingness of buyers to overlook BER ratings in this dataset could be masking a future shift towards energy-efficient homes, making immediate upgrades a strategic investment.
Amenities
Limited Direct Connectivity: There are no specific bus routes, train stations, Luas, or DART stations explicitly mentioned as serving Mullinavat directly in the provided data, suggesting potential reliance on private transport.
Details
- Basic Local Facilities: The area's amenities are not detailed, but being outside Dublin implies access to local shops and primary schools would be limited, likely requiring travel to larger towns for extensive retail or healthcare.
- Rural Lifestyle: The location in Smithstown, Mullinavat, Co. Kilkenny, indicates a rural setting with likely limited walkability to a wide range of amenities, suggesting a quieter lifestyle but with a greater dependence on car travel.
- Hypothesis: The absence of detailed public transport and amenity data for Mullinavat, contrasted with the strong connectivity and comprehensive amenities in more urbanized areas within 100km (indicated by the broader market data), suggests that properties in such rural locations may see slower capital appreciation unless targeted infrastructure improvements or local development plans are announced.
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.