Redacres North, Mullinavat, Hugginstown, Co. Kilkenny, X91 XT59
3 homes sold nearby. See what they went for — and what to bid on this one.
€499,000 · 4 Bed · 3 Bath · 229m² · Detached
Market Position
Significantly Above Local Sales
At €499,000, 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.
3 closed sales nearby · 29mo 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 3 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
3 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 30% 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
€499,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
29 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Harristown, Piltown, Kilkenny, Kilkenny | 2023-12-22 | 158m² | |
| Buckstown, Mullinavat, Kilkenny, Kilkenny | 2025-08-15 | 84m² |
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 Advantage: With a B2 BER rating, this property likely incurs annual energy costs of approximately €1,000-€1,400, significantly lower than a D-rated property of similar size which could range from €1,800-€2,200.
Spacious Living: The 229m² size of this 4-bedroom, 3-bathroom detached house provides ample living space, positioning it well for larger families seeking comfort and room to grow.
Value Optimization: While the B2 BER is good, a strategic upgrade to a B1 or A3 rating, potentially costing €5,000-€8,000, could increase its market value by an estimated €8,000-€12,000, offering a solid return on investment.
Hypothesis: The B2 BER rating on a substantial 229m² property suggests a focus on build quality and efficiency, and future development plans in the Kilkenny region that favour sustainable housing could further enhance the value of properties with good energy performance.
Amenities
Connectivity Assessment: While specific bus routes and train stations serving Mullinavat, Hugginstown, Co. Kilkenny, X91XT59 are not detailed in the provided data, its rural location suggests reliance on private transport.
Local Services Check: Information on specific schools, healthcare facilities, or retail outlets like shops and supermarkets in Mullinavat or Hugginstown is not provided in the raw data.
Lifestyle Accessibility: The data does not specify local restaurants, cafes, parks, or gyms that would cater to lifestyle needs in the immediate vicinity of Redacres North.
Hypothesis: Given the lack of specific amenity data for Mullinavat, Hugginstown, and the surrounding rural Co. Kilkenny area, it is hypothesized that property values in this location are primarily driven by the inherent appeal of rural living and land, rather than proximity to extensive urban amenities, making access to regional towns like Kilkenny City crucial for essential services and 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 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.