144 Boireann Bheag, Roscam, Galway CityH91VKX4
€419,000
3 Bed~3 Bath~85 m²~BER B
What you'll like:
- Favorable energy rating: The property holds an impressive B energy rating, which should translate to lower heating bills and enhanced thermal comfort during colder winter months.
- Established construction pedigree: Built around 2005 by renowned developers O'Malley Construction, the dwelling benefits from a track record of established build quality in a mature setting.
- Convenient commuting links: Regular bus services within easy walking distance provide straightforward public transport access directly into Galway City Centre for daily commuters.
- Healthcare hub proximity: Major employment and medical centers including the Galway Clinic and Merlin Park Hospital are easily accessible from this eastern suburban location.
- Motorway access advantage: The nearby M6 motorway allows motorists to connect quickly to national road networks without navigating through heavy city center traffic bottlenecks.
- Family recreational amenities: Residents enjoy access to estate tennis courts, children's playgrounds, and generous green spaces, creating a welcoming atmosphere for raising children.
- On-site crèche facility: The presence of a nearby crèche within the development offers exceptional convenience for working parents with toddlers and young children.
- Practical outdoor layout: The private rear garden is laid mainly in lawn and includes a convenient pedestrian gateway for bicycles, bins, and garden equipment maintenance.
- Generous bedroom count: Three well-proportioned bedrooms provide flexible accommodation options suitable for first-time buyers, growing families, or home-office setup requirements.
- Master ensuite convenience: The main bedroom features a fully tiled ensuite shower room, reducing morning congestion in the main family bathroom upstairs.
- Complete sanitary facilities: A total of three bathrooms, including a ground-floor guest WC, enhance daily household efficiency and make entertaining visitors much more seamless.
- Quality interior finishes: Features such as excellent wood flooring and stylish tiling throughout add immediate aesthetic appeal and reduce initial decorative upgrade costs.
- Ample communal parking: The property benefits from ample communal parking nearby, ensuring convenient vehicle accommodation for residents and visiting family members.
- Steady asking price: The asking price has remained stable at €419,000 without upward revisions, potentially indicating a transparent and straightforward pricing strategy by the vendor.
- Rental investment potential: The strong demand for housing in Roscam combined with three bedrooms offers attractive yield prospects for buy-to-let property investors.
- Gas-fired central heating: The installed gas-fired central heating system provides reliable and responsive warmth distribution throughout the eighty-five square meter floor area.
- Built-in storage solutions: Included built-in wardrobes in the bedrooms help maximize available floor space and provide ready-to-use organizational storage for new owners.
- Leafy residential setting: Nestled in a peaceful corner of a mature neighborhood, the home offers a tranquil living environment away from heavy arterial road noise.
- Bright interior proportions: The layout features a welcoming entrance hallway and a bright living room designed to maximize natural light throughout the daytime hours.
- Ready-to-occupy condition: Having been carefully maintained over the years, the residence presents a clean and well-cared-for appearance suitable for immediate occupation.
But keep in mind:
- Compact floor area: Spanning approximately eighty-five square meters, the home offers relatively modest living spaces that may feel cramped for larger or expanding families over time.
- Communal parking reliance: The lack of a dedicated private driveway means residents must rely on communal spaces, which could occasionally result in parking availability challenges.
- Management company fees: Buyers should verify if the development charges annual service fees for the upkeep of landscaped green areas, tennis courts, and communal lighting.
- Ber rating specifics: Prospective purchasers should review the detailed BER advisory report to identify any cost-effective upgrades required to maintain or improve energy efficiency.
- Garden size limitations: The rear garden is relatively compact, potentially offering limited space for extensive extensions, large family gatherings, or specialized outdoor landscaping projects.
- Sound insulation checks: As a mid-terrace residence, buyers should inspect party wall soundproofing quality to ensure adequate acoustic privacy from immediate neighbors.
- Traffic congestion patterns: Commuter routes leading from Roscam toward Galway City Centre can experience heavy congestion during peak morning and evening rush hours.
- Asking price evaluation: At €419,000 for eighty-five square meters, the per-square-meter rate should be benchmarked against recent local comparable sales to ensure fair market value.
- Future maintenance liabilities: Exterior communal areas and estate amenities managed over nearly two decades may require future capital expenditure contributions from residents.
- Boiler lifespan verification: Given the construction date of circa 2005, the gas boiler should be professionally inspected to determine its remaining operational lifespan and service history.
- Window and door seals: Buyers should inspect double-glazed windows and exterior doors for signs of seal failure, draftiness, or condensation buildup during the pre-purchase survey.
- Attic insulation depth: A thorough survey of the attic space is recommended to verify that insulation levels comply with current standards and prevent heat loss.
- Plumbing system check: Potential purchasers should have a qualified plumber inspect the water pressure and piping integrity across all three bathrooms to prevent leaks.
- Ventilation and humidity: Kitchens and bathrooms without exterior windows should be checked for adequate mechanical ventilation to prevent mold growth and moisture accumulation.
- Refuse management logistics: The rear pedestrian gateway provides bin access, but buyers should check how waste receptacles must be presented for collection on designated days.
- Broadband infrastructure: High-speed fiber broadband availability should be independently verified with telecommunications providers to ensure reliable internet connectivity for remote workers.
- Boundary line clarity: Legal advisors should carefully examine title deeds and mapping to confirm the exact ownership boundaries of the rear garden and parking zones.
- Local development plans: Buyers should check local authority planning registers for any nearby zoned land that could introduce future construction activity or alter neighborhood dynamics.
- Home insurance costs: Prospective owners should obtain preliminary buildings insurance quotes to verify that Roscam does not present any historical environmental risk factors.
- Vendor motivation timeline: Real estate agents should be questioned regarding the seller's preferred closing timeline to ensure alignment with the buyer's moving schedule.
Price positioning
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- The asking price of four hundred nineteen thousand euros appears surprisingly conservative when compared against recent local transaction figures for similar residential units within the same neighbourhood development which achieved noticeably higher completed figures.
- Valuation signals strongly indicate potential underpricing given that recent sales of comparable estate houses comfortably exceeded this figure, pointing towards a possible deliberate strategy to generate intense competitive bidding interest among prospective purchasers.
- This attractive pricing level could easily be supported by robust local demand from first-time buyers and investors drawn to the strong B energy rating and extensive community amenities, though fierce market competition might rapidly push the final transaction price well above the initial guide.
- Relevant market dynamics include stable historical listing patterns with zero recorded price alterations, reinforcing the impression that the agent has deliberately calibrated the opening quotation to stimulate maximum engagement and competitive offers from active house hunters.
Build Analysis
What we know from similar construction types
- The property is a mid-terrace home built circa 2005 by O'Malley Construction, located in a mature and established development in Roscam, Galway City.
- It features a B energy rating, which indicates a good level of thermal efficiency and insulation compared to older housing stock.
- The layout spans two floors covering approximately 85 square meters, comprising three bedrooms, three bathrooms, a living room, a kitchen and dining area, and a guest WC.
- A buyer should investigate the management company arrangements and associated service charges for the estate, given its shared amenities such as landscaped green spaces, tennis courts, and playgrounds.
- It is advisable to verify the boundary lines and maintenance responsibilities for the rear pedestrian gateway, which provides access for bins and bicycles.
Heating cost*
Estimated expense to heat this property every year
- 1,000 to 1,400 euro per year
- Estimated for an 85 square metre mid-terrace house with a B energy rating and gas fired central heating.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a largely residential and suburban area with no prominent heavy industrial facilities, major landfills, or active incinerators immediately adjacent.
- Any historical or legacy environmental concerns for the wider eastern outskirts of Galway City should be independently verified by the buyer as part of standard due diligence.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
278 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €485,000.00
60 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €490,000.00
APT 175 BOIREANN BHEAG, ROSCAM, GALWAY CITY
- Sale date
- Declared sale price
- €210,000.00
200 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €420,000.00
56 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €492,000.00
Recent sales in the wider Roscam area
18 CUIRT BHOIRNE, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €552,000.00
APT 56 TUAIRIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €403,000.00
68 ROS CAOIN, ROSCAM, DOUGHISKA
- Sale date
- Declared sale price
- €600,000.00
66 AN REILEAN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €695,000.00
66 CAISEAL CAM, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €456,000.00
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: €4,190 — 1% of €419,000.
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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 2,500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 300 to 600 euro
- Annual home insurance: 350 to 600 euro
Forum Talk
What people are saying about this area
- Residents in the Roscam area frequently praise the strong community atmosphere, mature green spaces, and family-friendly amenities such as local playgrounds and tennis courts.
- Commuters note that while regular bus services connect the neighbourhood to Galway City Centre, peak-hour traffic along the eastern approaches can experience congestion.
- Local forums highlight the convenience of having the Galway Clinic, Merlin Park Hospital, and the M6 motorway within very close proximity.
- Homeowners in the development often mention the active residents' association and the general appeal of the neighbourhood for both families and investors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The development features children's playgrounds, green spaces, and a nearby crèche, making it very suitable for young families.
- Teenagers7/10
With three bedrooms and proximity to Galway City, there is adequate space and transport links for teenagers, though the floor area is 85 square meters.
- Multi-generational Living4/10
At 85 square meters across three bedrooms and mid-terrace configuration, space is somewhat limited for multi-generational households.
- Single Buyers9/10
An asking price of €419,000 for a three-bedroom home with strong rental potential makes this a great option for single buyers entering the market.
- Couples9/10
Provides an excellent layout with three bedrooms, a private garden, and a B energy rating for comfortable couple living.
- Empty Nesters7/10
Manageable size and low maintenance, though stairs are present as it extends over two floors.
- Retirees6/10
The property features a two-floor layout with stairs, which may require consideration for long-term retirement living, though the community is mature and peaceful.
Work
3 areas- Remote Working8/10
A three-bedroom layout allows one of the rooms to easily double as a dedicated home office for remote working.
- Hybrid Commuting8/10
Regular bus services within easy walking distance and proximity to the M6 motorway support hybrid commuting to Galway City and beyond.
- Retired6/10
A peaceful and welcoming community atmosphere suits retirees, subject to personal preference for a two-story home.
Practical
8 areas- Ageing in Place5/10
Features a two-floor configuration with stairs and a family bathroom on the first floor, which may require adaptation for long-term ageing in place.
- Low Maintenance8/10
A B energy rating, gas fired central heating, and a manageable mid-terrace footprint point to low ongoing maintenance.
- Secure Gated Entry3/10
The development is an open residential estate with communal parking rather than a secure gated entry system.
- Minimalist Design6/10
Traditional mid-terrace layout with defined rooms rather than ultra-minimalist open-plan architecture.
- Flexible Floor Plans7/10
Three well-appointed bedrooms and a generous living room offer reasonable flexibility for various household needs.
- Heritage Home2/10
Built circa 2005 by O'Malley Construction, classifying it as a modern residential build rather than a heritage home.
- Ecological Setup8/10
Benefits from an efficient B energy rating and gas fired central heating.
- Outdoor areas7/10
Includes a private garden laid mainly in lawn with rear pedestrian access, complemented by estate green areas, playgrounds, and tennis courts.
Interests
9 areas- Gardening6/10
Features a private garden laid mainly in lawn, offering a modest outdoor space for gardening activities.
- Walking8/10
Well-maintained landscaped estate and green spaces within the development provide pleasant walking environments.
- Gym6/10
Proximity to Galway City ensures standard access to nearby fitness centers and health facilities.
- Cycling7/10
A rear pedestrian gateway provides practical access for bicycles, facilitating local cycling.
- Golf5/10
General access to the wider Galway region allows for golf participation, though no specific course is directly adjacent.
- Fishing4/10
Not specifically close to dedicated fishing amenities, though general regional access applies.
- Horse Riding3/10
Suburban setting does not offer immediate horse riding facilities on-site.
- Water Sports5/10
Proximity to Galway provides access to coastal and water activities further toward the bay.
- Entertaining7/10
Includes a spacious kitchen and dining area ideal for everyday family life and entertaining, alongside a private rear garden.
Lifestyle
5 areas- Quiet Living8/10
Nestled in a peaceful, leafy corner of a mature and well-established residential development.
- Rural Living2/10
Located in an established suburban residential area on the eastern outskirts of Galway City rather than a rural setting.
- Village Living6/10
The development offers a welcoming community atmosphere with landscaped green spaces akin to a distinct village feel.
- Coastal Living4/10
Situated in Roscam on the eastern side of Galway City with general urban/suburban surroundings rather than direct coastal proximity.
- Urban Living7/10
Located on the outskirts of Galway City with regular bus services providing easy access to the city center.
Social
6 areas- Community Involvement8/10
Renowned for its welcoming community atmosphere, tennis courts, playgrounds, and landscaped green areas.
- Café Culture6/10
Easy access to Galway City Centre provides a rich café culture.
- Nightlife6/10
City center nightlife is reachable via nearby regular bus services.
- Health/Wellness groups7/10
Proximity to Merlin Park Hospital and the Galway Clinic, alongside local estate amenities, supports a wellness-oriented environment.
- Networking Opportunities6/10
Good connectivity to Galway City facilitates professional and social networking.
- Tech-Hub Connectivity7/10
Strong transport links and modern home layout support tech-hub accessibility within Galway.
Listing information
- Agent
- John Dolan Auctioneers
- Phone
- 090 964 4933
- Current status
- active
- Published on HouseDelve
- 31 October 2026
- Correction
- Report an issue
HD-2BD34DHouseDelve · Republic of IrelandReport 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.