Redacres North, Mullinavat, Co. Kilkenny, X91 XT59
4 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 229m² · Detached
Market Position
Significantly Above Local Sales
At €525,000, 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 · 26mo 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 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.
Financial Exposure · 144% 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
€525,000
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
26 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 |
|---|---|---|---|
| Earlsrath, Mullinavat, Kilkenny, Kilkenny | 2023-06-14 | — | |
| Harristown, Piltown, Kilkenny, Kilkenny | 2023-12-22 | 158m² |
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 Efficiency: The B2 BER rating for this 229m² property is strong, suggesting more efficient energy usage compared to lower-rated homes in the area.
Details
- Energy Cost Savings: With a B2 BER rating, annual energy costs for this property are estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 typical for a D-rated property of similar size in the region.
- Spacious Configuration: The property boasts a generous 229m² floor area with 4 bedrooms and 3 bathrooms, offering ample space that aligns with the '4+ Bed' category, which is often sought after in larger detached homes.
- Hypothesis: While the B2 BER is commendable, targeted upgrades to a B1 or A-rated standard, potentially costing €8,000-€15,000, could further enhance its market appeal and generate additional annual energy savings of €300-€600, capitalizing on the growing demand for highly energy-efficient homes.
Amenities
Limited Local Transport: Mullinavat's primary transport connectivity relies on local bus services, with no direct access to train stations, Luas, or DART lines within immediate reach, necessitating travel to larger towns for such links.
Details
- Regional Amenities Access: While specific local amenities require further investigation, proximity to Kilkenny city (approximately 20km) would offer access to larger shopping centers like MacDonagh Junction Shopping Centre and a range of healthcare facilities.
- Commuter Considerations: For Dublin commuters, access would likely involve driving to a regional train station such as Kilkenny or Waterford, followed by onward travel, extending commute times significantly beyond 100km for most market metrics.
- Hypothesis: The rural location of Mullinavat, evidenced by the absence of direct major public transport routes in the provided data, suggests that its property market appeal is primarily driven by local lifestyle factors and price points rather than commuter convenience to major urban centers.
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.