Garrai Camán, Smithstown, Mullinavat, Co. Kilkenny, X91 EH33
4 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
Priced Within Local Sold Range
At €200,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
7 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 |
|---|---|---|---|
| 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.
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.
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 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.