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132 Bohermore, GalwayH91NYP6

€330,000

2 Bed~1 Bath~BER G

What you'll like:

  • Prime central location: Situated just a short stroll from Eyre Square and Shop Street, this address provides unmatched convenience for daily urban living and entertainment.
  • Exceptional rental demand: Proximity to the University of Galway and major hotels ensures strong, continuous demand if utilized as a buy-to-let investment property.
  • Long rear garden: The unusually deep outdoor space offers fantastic potential for landscaping, entertaining, or future structural extension subject to planning.
  • Walkable campus access: The University of Galway is within comfortable walking distance, making this an ideal purchase for student accommodation or academic staff.
  • Established urban neighborhood: Bohermore is a well-established and vibrant thoroughfare boasting great local amenities, cafes, and services right on the doorstep.
  • Proximity to hospitality hubs: Neighboring new hotel developments highlight ongoing neighborhood regeneration and indicate rising long-term commercial appeal for the immediate area.
  • Compact terraced footprint: A smaller layout reduces routine maintenance overheads and makes it a manageable project for first-time buyers wanting a renovation challenge.
  • Existing garden shed: The inclusion of an outbuilding provides immediate external storage options for bicycles, tools, and general household overflow equipment.
  • Flexible internal layout: The ground floor includes an internal room suitable for a home office, which is essential for modern remote working lifestyles.
  • Traditional charm potential: Retaining character features like a Stanley range in the kitchen provides a solid aesthetic foundation for a creative modernization project.
  • Clear project scope: Because comprehensive modernization is required, buyers have a blank canvas to design the exact interior specifications and finishes they desire.
  • Accessible asking price: At three hundred thirty thousand euros, the entry point is relatively attractive for a standalone house directly adjacent to the city core.
  • Stable asking price: The lack of price reductions since tracking began suggests firm seller expectations and a realistic initial valuation for the local market.
  • Compact living spaces: The cozy proportions of the living room and bedrooms will keep future heating and domestic energy costs relatively modest once insulated.
  • Public transport access: Being positioned on a major urban artery grants effortless access to city bus routes and regional transport connections.
  • Independent freehold title: Owning a terraced house outright avoids annual apartment management fees and complex owner-management corporation disputes.
  • Direct street access: Fronting directly onto Bohermore allows for straightforward pedestrian entry without navigating shared apartment hallways or internal courtyards.
  • Nearby retail amenities: Galway principal shopping, dining, and leisure facilities are accessible within minutes, minimizing reliance on a private motor vehicle.
  • Renovation value addition: Modernizing a dilapidated city property typically yields strong capital appreciation once high-standard refurbishment works are fully completed.
  • High local liquidity: Central city homes historically maintain strong resale liquidity due to chronic undersupply and perpetual buyer demand in Galway.

But keep in mind:

  • Extremely poor energy rating: The property holds a G energy rating, which indicates severe heat loss and demands urgent, comprehensive thermal upgrading works.
  • Extensive modernization required: The listing explicitly notes that the house needs complete renovation, meaning buyers must budget significantly beyond the purchase price.
  • Heating efficiency concerns: Relying on older heating elements like a Stanley range suggests outdated systems that likely require total replacement for modern comfort.
  • Unverified floor area: The exact floor dimensions are missing from listing details, making it difficult to calculate true square meter acquisition costs accurately.
  • Undefined property type specifics: The exact structural composition is vague, requiring professional surveying to check for hidden defects typical of older townhouses.
  • Limited bathroom facilities: Featuring only a single shower room for the entire dwelling creates household bottlenecks and restricts modern family comfort levels.
  • Small secondary bedroom: Bedroom two measures approximately eleven by six feet, severely limiting its utility to a single bed or a cramped home workspace.
  • Potential structural dampness: Older terraced houses lacking proper damp-proof courses often suffer from rising or penetrating moisture requiring expensive remediation.
  • Upgrading cost inflation: Construction and material costs for deep retrofits are currently high, which could easily blow out a renovation budget unexpectedly.
  • Temporary relocation required: Due to the scale of required renovations, buyers may need to rent elsewhere during works, adding temporary living expenses.
  • Lack of parking facilities: The description mentions no dedicated off-street parking, leaving residents dependent on competitive city street parking or local permits.
  • Urban noise exposure: Situated on a busy arterial route into the city, the home likely experiences high volumes of passing vehicular and pedestrian traffic.
  • Restricted natural light: Terraced properties often suffer from limited natural illumination in central rooms, especially kitchens and internal storage spaces.
  • Outdated electrical wiring: Older city homes frequently feature obsolete electrical systems that require a complete rewire to meet modern safety standards.
  • Plumbing system risks: Original galvanized or lead piping may be present, necessitating a full replacement of internal water supply and drainage infrastructure.
  • Planning permission hurdles: Expanding the long rear garden with extensions will require careful navigation of local council planning regulations and guidelines.
  • Party wall considerations: Being part of a terraced row means any structural renovation work must account for shared party walls with adjacent neighbors.
  • Uncertain retrofit grants: Securing Sustainable Energy Authority grants for a G-rated home involves bureaucratic delays and strict contractor compliance criteria.
  • Resale valuation ceiling: Heavy capital investment into a small footprint might push total costs above the eventual ceiling value for a two-bed terrace.
  • Thorough surveyor necessity: Hidden structural defects, roof decay, or timber rot could remain masked until invasive physical inspections are carried out.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight overvaluation signal.
  • The asking price of three hundred and thirty thousand euros initially appears somewhat ambitious given the poor energy rating and extensive renovation required to bring the dwelling up to modern standards, meaning substantial additional capital expenditure will be necessary for any incoming buyer.
  • Valuation signals present a mixed picture where the compact two-bedroom layout and G energy rating pull down the baseline value, while the highly central city location and long rear garden provide robust counterbalancing factors that support a competitive market position.
  • Substantial upgrading costs and potential structural or insulation remedies required for the low energy rating could heavily undermine the quoted price, whereas strong ongoing urban rental demand and the scarcity of central city homes would provide robust support.
  • Relevant market dynamics include the historical asking price remaining completely unchanged throughout the recorded listing period, suggesting a firm vendor stance that may limit immediate negotiation room but reflects confidence in the central Galway location.

Build Analysis

What we know from similar construction types

  • The property is a terraced residence requiring substantial renovation, modernisation, and general upgrading throughout.
  • The internal layout includes an entrance lobby, living room, an internal office or storage room, kitchen with a Stanley range, shower room, rear lobby, and two first-floor bedrooms.
  • A buyer should investigate the structural integrity of the building, the condition of the roof, and the efficiency of the existing heating system.
  • Given the city-centre location and age typical of such terraced houses, prospective purchasers should verify compliance with local planning regulations regarding any potential rear extensions or structural alterations.
  • Buyers must also check for rising damp, insulation standards, and the operational status of electrical and plumbing services.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a very poor BER rating of G, indicating high energy inefficiency and significant heat loss.
  • A comprehensive deep retrofit to bring the property up to a modern energy efficiency standard would typically cost between 50000 and 70000 euros, depending on the extent of external wall insulation, window replacements, roof insulation, and the installation of a heat pump system.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 1,800 to 2,500 euro
  • Explanation: Given the poor G energy rating and the need for significant renovation and modernisation, thermal efficiency is likely very low, leading to high heating demands.

Environmental checks

Area-level evidence and things to investigate

Air quality

Nearby sites

Landfills

None found

Industrial facilities

None found

Nearby infrastructure

Overhead electricity lines

None found

Underground electricity cables

None found

Flood Safe

8/10

Water overflow reports to follow up

  • The property is located at a reasonable distance from mapped river flood areas, reducing the direct likelihood of fluvial inundation.
  • Bohermore sits on an approach toward the city center with generally sloping topography away from major watercourses, though localized pooling can occur during exceptionally heavy rainfall.
  • While regional flood studies indicate low overall exposure, standard property insurance checks and a physical site inspection are still recommended to confirm site-specific drainage conditions.
Supporting evidence: Medium
Map sources: OPW · Current scenario
  1. Local river mapping

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 158 BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €300,000.00
  • 138 BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €460,000.00
  • 71 BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €750,000.00
  • 95 BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €457,500.00
  • 130 BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €381,500.00

Recent sales in the wider local area

  • 61 CUIRT SEOIGE, BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €340,000.00
  • 14 AN LARNACH, BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €237,000.00
  • 73 CUIRT SEOIGE, BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €422,000.00
  • 10 CILL ARD, BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €300,000.00
  • 24 AN LARNACH, BOHERMORE, GALWAY

    Sale date
    Declared sale price
    €295,000.00

Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.

Last Sale

A confidently matched previous PPR transaction for this property

No confidently matched previous sale was found in the Property Price Register.

Buyer fees*

Associated expenses guide

  • Estimated stamp duty: €3,300 — 1% of €330,000.
    ?
    Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
  • Solicitor legal fees: 1,500 to 3,000 euro plus VAT
  • Land registration fees: 400 to 800 euro depending on property value
  • Property valuation fees: 150 to 300 euro
  • Surveyor fees: 400 to 1,000 euro depending on the depth of inspection required
  • Annual home insurance: 350 to 700 euro

Forum Talk

What people are saying about this area

  • Local community discussions around Bohermore and Prospect Hill frequently highlight ongoing and upcoming commercial developments, such as new hotel projects, which are expected to continue transforming the immediate area.
  • Residents and local forums often note the high demand for centrally located student and professional rental accommodation given the proximity to the University of Galway and Eyre Square.
  • Discussions regarding older terraced properties in central Galway frequently center on the costs and logistics of retrofitting and energy-upgrade grants to improve poor energy ratings.
  • Traffic management and pedestrian safety along the main Bohermore thoroughfare are common topics of local conversation, particularly regarding peak-hour congestion close to the city center.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property requires significant renovation and modernization, and features a G energy rating, which may present safety and comfort concerns for very young children until substantial upgrades are completed.

    3/10
  • Teenagers

    The central city-centre location provides excellent proximity to amenities, education, and entertainment, though the modest two-bedroom terraced layout offers limited private space for growing teenagers.

    6/10
  • Multi-generational Living

    With only two bedrooms, one bathroom, and a compact terraced footprint, the property is entirely unsuitable for multi-generational living arrangements.

    2/10
  • Single Buyers

    An ideal entry-level or investment opportunity for single buyers looking to put their own stamp on a centrally located city property, despite needing modernization.

    8/10
  • Couples

    Well-suited for couples seeking a vibrant urban lifestyle within walking distance of shops and restaurants, provided they are willing to undertake renovation work.

    7/10
  • Empty Nesters

    The proximity to city amenities is a major draw for downsizers, but the terraced structure, potential stairs navigation, and renovation requirements may deter some buyers.

    5/10
  • Retirees

    While being close to city-centre conveniences is appealing, the poor BER rating of G and the need for comprehensive modernization present practical hurdles for retirees.

    4/10

Work

3 areas
  • Remote Working

    The property features an internal room suitable for use as a home office or storage room, supporting remote work arrangements once upgraded.

    7/10
  • Hybrid Commuting

    Superb central location close to transport links makes hybrid commuting convenient, though buyers should verify local broadband speeds.

    8/10
  • Retired

    Convenient for retirees who want to walk to all urban services, provided they manage the required property renovations.

    6/10

Practical

8 areas
  • Ageing in Place

    The presence of stairs, a G energy rating, and the need for extensive modernization mean the property requires significant adaptation for long-term ageing in place.

    3/10
  • Low Maintenance

    The property explicitly requires renovation and modernization, and holds a G BER rating, indicating substantial ongoing maintenance needs.

    2/10
  • Secure Gated Entry

    As a traditional street-front terraced residence, it does not feature secure gated entry.

    1/10
  • Minimalist Design

    The traditional layout with compartmentalized rooms requires structural redesign to achieve a modern minimalist aesthetic.

    4/10
  • Flexible Floor Plans

    Features an office/storage room alongside standard spaces, offering some layout flexibility for renovators willing to remodel.

    5/10
  • Heritage Home

    A traditional terraced property in an established city location offering character, though buyers should verify any specific architectural or conservation constraints.

    6/10
  • Ecological Setup

    A G energy rating highlights a very poor current ecological setup, requiring major energy-efficiency upgrades.

    1/10
  • Outdoor areas

    Benefiting from an unusually long rear garden and a storage shed, the outdoor space is a standout asset for a city-centre property.

    7/10

Interests

9 areas
  • Gardening

    A particularly attractive feature of the property is the long rear garden complete with a garden shed, offering decent potential for avid gardeners.

    6/10
  • Walking

    The central location places Eyre Square, university facilities, and city amenities all within easy walking distance.

    9/10
  • Gym

    Being situated right in the city centre ensures convenient access to various urban fitness centres and gym facilities.

    7/10
  • Cycling

    The city-centre location makes cycling a viable transport option, though urban traffic conditions must be navigated.

    7/10
  • Golf

    Golf enthusiasts will need to travel further afield as there are no courses directly in the immediate city-centre vicinity.

    5/10
  • Fishing

    Proximity to Galway waterways offers general access to fishing spots, though transport is likely required to reach prime angling locations.

    5/10
  • Horse Riding

    An urban location is poorly suited for horse riding enthusiasts due to the complete lack of local equestrian facilities.

    2/10
  • Water Sports

    Coastal and river access in Galway permits water sports, but residents must commute slightly outside the immediate city centre for specialized facilities.

    5/10
  • Entertaining

    The long rear garden and proximity to the city's vibrant dining and social scene provide good options for entertaining guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Located on Bohermore near major hotels and the bustling heart of Galway city, this is a high-traffic urban environment rather than a quiet retreat.

    3/10
  • Rural Living

    The property is situated firmly within the urban core of Galway city, offering no rural characteristics.

    1/10
  • Village Living

    While close to local community pockets, the immediate surroundings are decidedly urban rather than possessing a distinct village feel.

    4/10
  • Coastal Living

    Galway is a coastal city, and while water amenities are within accessible reach, this specific location is urban and inland-facing.

    4/10
  • Urban Living

    Exceptional urban positioning just a short stroll from Eyre Square, Shop Street, and major dining, shopping, and hotel developments.

    10/10

Social

6 areas
  • Community Involvement

    An established city-centre area with local community ties, though typical of a bustling commercial and residential thoroughfare.

    6/10
  • Café Culture

    Surrounded by Galway's finest dining, hotels, and cafes, placing a thriving café culture right on the doorstep.

    10/10
  • Nightlife

    Proximity to Eyre Square, Shop Street, and major hotels ensures effortless access to vibrant nightlife and entertainment venues.

    9/10
  • Health/Wellness groups

    City-centre location provides straightforward access to various health, wellness, and fitness classes in the surrounding area.

    7/10
  • Networking Opportunities

    The central urban setting and proximity to major commercial developments offer strong networking potential for professionals.

    8/10
  • Tech-Hub Connectivity

    Well-positioned within Galway's primary economic and educational hub, though buyers should verify high-speed internet infrastructure due to the property's older condition.

    7/10

Listing information

Agent
Mullery Auctioneers Ltd
Phone
091 567 275
Current status
active
Published on HouseDelve
10 November 2026
Correction
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Property reference: HD-B45C4CHouseDelve · Republic of Ireland

Report checks

Sources used: Public marketplace, Property Price Register, and grounded web research where available.

Automated quality checks: Passed

Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.