2 Beal Cuain, Kinvara, Co. GalwayH91NY0R
€329,000
3 Bed~74 m²~BER C1
What you'll like:
- Prime village center location: Situated directly in the heart of Kinvara village, this property places local shops, cafes, and amenities within effortless walking distance for daily convenience.
- Steps from the harbour: Being just a minute stroll from the quay means residents can easily enjoy scenic seaside walks and stunning coastal views right outside their doorstep.
- Small exclusive development: The home is part of a quiet, intimate development comprising only six properties, fostering a peaceful community atmosphere with less overall congestion.
- Private off-street parking: Dedicated parking facilities within the development provide secure and convenient vehicle storage, eliminating the daily hassle of searching for roadside spaces.
- Turn-key interior condition: Freshly repainted walls and brand-new carpeting installed throughout mean a new owner can move in immediately without undertaking disruptive initial redecoration works.
- Efficient solid fuel stove: The spacious sitting room features a cozy solid fuel stove, offering an attractive focal point and efficient supplementary heating during chilly winter evenings.
- Direct patio access: Sliding doors from the kitchen and dining area open straight out to a rear patio, seamlessly extending your living space outdoors for warm weather dining.
- Manageable floor area: Measuring 74 square meters, the compact layout ensures low maintenance and affordable upkeep, making it an ideal starter home or downsizer option.
- Three well-proportioned bedrooms: The first floor accommodates three separate bedrooms, offering flexible accommodation for family members, guests, or a dedicated home office setup.
- Fitted bedroom wardrobes: Every bedroom includes built-in wardrobe storage, maximizing usable floor space and saving the buyer money on purchasing independent furniture units.
- Functional family bathroom: A complete first-floor bathroom featuring both a bath and a separate shower caters easily to busy household morning routines and relaxing evening soak times.
- Front green area: A shared green space situated to the front of the development provides a pleasant, open outlook and a safe buffer from passing traffic.
- Respectable BER rating: Achieving a C1 energy rating indicates reasonable thermal performance, ensuring the home is relatively energy-efficient compared to older housing stock.
- Wild Atlantic Way setting: Located along this famous scenic coastal route, residents gain immediate access to world-class natural beauty, tourist attractions, and outdoor recreational pursuits.
- Robust local education: The village boasts well-regarded primary and secondary schools, making this address exceptionally convenient for families with school-aged children.
- Exceptional commuter connectivity: Proximity to the M18 motorway allows for straightforward, efficient driving commutes to major employment hubs including Galway, Ennis, Shannon, and Limerick.
- Reliable mains services: Connection to standard mains water and sewerage infrastructure ensures hassle-free daily living without the maintenance worries associated with private septic tanks.
- Modern electric heating: Newly installed electric heaters provide a clean, modern secondary heating mechanism to complement the main living room stove for balanced temperature control.
- Strong rental demand: Coastal village locations with limited housing supply typically command high tenant interest, presenting a potentially lucrative asset for long-term residential investors.
- Active local community: Kinvara offers a vibrant community spirit with active local clubs, childcare facilities, and cultural events that enrich daily life for residents.
But keep in mind:
- Compact property size: At only 74 square meters, growing families may find the interior living quarters and bedroom dimensions somewhat restrictive over the long term.
- Electric heating costs: Relying primarily on electric heaters as a main heat source can lead to higher monthly electricity bills compared to natural gas systems.
- Management company fees: Buyers should investigate potential annual service charges or management fees associated with maintaining the shared areas of this six-property development.
- Limited private garden: The outdoor space is restricted to a paved rear patio, lacking a traditional grassy lawn for children to play or for avid gardeners to cultivate.
- Proximity flood risk: Being located mere seconds from the harbour and bay requires buyers to verify local tidal flood histories and check comprehensive insurance availability.
- Single family bathroom: Having only one bathroom serving all three upstairs bedrooms could create morning congestion and queuing for larger resident households.
- Parking space allocation: Buyers must confirm exact deeded parking spot allocations to ensure guests have designated spaces and prevent neighbour disputes over vehicle positioning.
- Compact kitchen layout: The kitchen and dining area shares a modest 5.2m by 2.6m footprint, which may feel tight for enthusiastic cooks or large family gatherings.
- Potential storage constraints: Aside from fitted bedroom wardrobes, the home lacks dedicated utility, hot press, or attic storage spaces for bulky household items.
- High density development: Living in a tight development of six homes means closer proximity to neighbours, potentially resulting in reduced acoustic privacy in outdoor areas.
- Traffic and tourism congestion: Being a popular seaside tourist destination along the scenic coastal route may bring seasonal traffic congestion and limited parking during peak summer months.
- Solid fuel reliance: Operating the sitting room stove requires regular manual handling of firewood or briquettes, along with ongoing chimney cleaning and ash disposal maintenance.
- C1 energy efficiency limits: While respectable, a C1 rating falls short of top-tier energy efficiency, meaning future upgrades like solar panels may be desired to lower bills.
- Lack of downstairs toilet: The absence of a ground-floor W.C. means guests and residents must always ascend to the first floor, which could inconvenience visitors with mobility issues.
- Stove ventilation requirements: Buyers should inspect the living room stove to ensure it meets current building regulations regarding adequate fresh air supply and carbon monoxide safety.
- Boundary fence responsibilities: Purchasers need to carefully review legal title maps to clarify exact maintenance responsibilities for the patio boundaries and communal green spaces.
- Limited expansion potential: Due to the terraced nature of the property and compact site footprint, extending the living space significantly in the future will prove challenging.
- Lack of dedicated utility room: Washing machines and laundry appliances will likely need to be housed within the main kitchen space, generating operational noise during meals.
- Window and insulation age: Buyers should commission a thorough structural survey to verify the exact age and thermal efficiency of the exterior windows and roof insulation layers.
- Future retrofit expenses: Bringing the property up to a modern A or B energy rating will likely require substantial capital investment in upgraded insulation and heat pumps.
Price positioning
?
- The asking price appears moderately positioned given regional village norms, reflecting a balance between its compact floor area and prime coastal location within a small exclusive development.
- Valuation signals are supported by recent regional sales for village dwellings while being tempered by a modest seventy four square meter floor area and reliance on electric heating.
- This price point could be supported by the property's turn key condition with fresh interior painting and new carpets, though potential buyers might scrutinize the energy rating.
- Additional relevance comes from its position along the Wild Atlantic Way offering high lifestyle appeal and convenient commuting access to major employment hubs in the west.
Build Analysis
What we know from similar construction types
- The property is a terraced house built in 2003 with a floor area of 74 square metres, located in a small development of six properties.
- The heating system combines a solid fuel stove in the sitting room with electric heaters, and the listing notes that new electric heaters have been recently installed along with fresh painting and carpeting.
- A buyer should investigate the efficiency and running costs of the electric heating system compared to central heating alternatives, as well as check the condition of the roof, insulation, and windows to understand potential future upgrade requirements.
- Given its coastal location near Kinvara Bay, a buyer should verify if there are any historical issues with dampness, coastal weathering, or local drainage and check boundary management and maintenance responsibilities for the shared development areas and off-street parking.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: The property has a BER rating of C1 for a floor area of 74 m² and uses a combination of a solid fuel stove and electric heating. Heating costs will vary depending on individual usage patterns, fuel prices, and reliance on solid fuel versus electricity.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Kinvara area
MAIN ST, KINVARA, CO GALWAY
- Sale date
- Declared sale price
- €205,000.00
MAIN ST, KINVARA, CO GALWAY
- Sale date
- Declared sale price
- €340,000.00
PARKMORE, KINVARA, CO. GALWAY
- Sale date
- Declared sale price
- €310,000.00
AN CALADH, THE QUAY, KINVARA
- Sale date
- Declared sale price
- €290,000.00
THE GLEBE, KINVARA, GALWAY
- Sale date
- Declared sale price
- €257,500.00
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
- Stamp duty: approximately 1% of the purchase price, amounting to €3,290.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlay and VAT.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required.
- Annual home insurance: roughly €400 to €800 per year depending on the policy and coverage.
Forum Talk
What people are saying about this area
- Locals on community forums frequently praise Kinvara for its vibrant village atmosphere, scenic coastal walks, and strong community engagement.
- Residents highlight the convenience of living along the Wild Atlantic Way with easy access to local schools, shops, and childcare facilities.
- Discussions in regional groups often mention good commuter connectivity to Galway, Ennis, and Limerick via the nearby M18 motorway.
- Community boards frequently discuss seasonal tourism activity and local coastal amenities surrounding Kinvara Bay.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located in the heart of Kinvara village with local primary and secondary schools and community childcare facilities nearby, though the 74 m² floor area is relatively compact for a growing family.
- Teenagers6/10
Three bedrooms offer adequate sleeping space, but the compact 74 m² layout provides limited privacy and independent living areas for older teenagers.
- Multi-generational Living4/10
With a single family bathroom and a floor area of 74 m², accommodating multiple generations comfortably would be quite challenging.
- Single Buyers8/10
A manageable three-bedroom terraced home in turnkey condition, ideal for single buyers looking for a central village location with low initial maintenance.
- Couples8/10
Offers great space for a couple wanting a spare room or home office, situated in a small, peaceful development right by the harbour.
- Empty Nesters8/10
Turnkey condition with new carpeting and electric heaters, and low maintenance requirements make this a very comfortable downsize option.
- Retirees8/10
Located just a minute's stroll from the quay and village amenities with ground floor accessibility, though stairs to the bedrooms should be considered for long-term ageing in place.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a home office setup, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting7/10
Easily accessible from major employment hubs such as Galway, Ennis, Shannon, and Limerick via the M18 motorway.
- Retired9/10
A peaceful, low-maintenance village home close to all amenities and healthcare services, perfect for a retired lifestyle.
Practical
8 areas- Ageing in Place6/10
Convenient village location close to amenities, but the two-storey layout with bedrooms upstairs requires stair climbing.
- Low Maintenance9/10
Presented in turnkey condition with recent repainting, new carpeting throughout, new electric heaters, and a compact 74 m² footprint.
- Secure Gated Entry3/10
Part of a small, peaceful development of 6 properties with private off-street parking, but lacks a gated security entrance.
- Minimalist Design7/10
Clean, modern interior finishes and efficient layout lend themselves well to a streamlined, minimalist living style.
- Flexible Floor Plans6/10
Standard terraced layout with a defined kitchen/dining area, sitting room, and three bedrooms offering moderate flexibility.
- Heritage Home2/10
Built in 2003, this is a modern development rather than a traditional period or heritage home.
- Ecological Setup6/10
Features a solid fuel stove and a BER rating of C1, with potential for further energy efficiency upgrades by the buyer.
- Outdoor areas6/10
Includes a private rear patio area accessed via sliding doors from the kitchen/dining room, complemented by a shared green area to the front.
Interests
9 areas- Gardening4/10
The property features a rear patio area and shared green space to the front rather than a substantial private garden for enthusiastic gardeners.
- Walking9/10
Excellent opportunities for coastal and village walks right from the doorstep along the Wild Atlantic Way and Kinvara Bay.
- Gym5/10
Local village amenities are close by, though dedicated large fitness centres may require travel to larger employment hubs like Galway or Ennis.
- Cycling8/10
The scenic local coastal roads and village surroundings offer wonderful routes for cycling enthusiasts.
- Golf5/10
While the coastal location provides scenic surroundings, golfers should investigate the proximity and accessibility of nearby courses.
- Fishing9/10
Being right beside the harbour and seconds from Kinvara Bay makes this an exceptional location for fishing enthusiasts.
- Horse Riding6/10
Rural and coastal County Galway offers good equestrian potential, though buyers should verify the nearest riding stables.
- Water Sports8/10
Direct access to the coast on the Wild Atlantic Way provides fantastic opportunities for various marine and water activities.
- Entertaining7/10
Features a kitchen and dining area with double doors leading out to a rear patio, ideal for hosting guests during milder weather.
Lifestyle
5 areas- Quiet Living8/10
Set within a small, peaceful development of only 6 properties, offering a quiet environment despite its central village location.
- Rural Living4/10
Positioned firmly in the heart of a seaside village rather than a secluded rural setting, though surrounded by natural beauty on the Wild Atlantic Way.
- Village Living10/10
Located right in the heart of Kinvara village, seconds from Kinvara Bay with all essential services and facilities on the doorstep.
- Coastal Living9/10
Situated on the Wild Atlantic Way just a minute's stroll from the quay and harbour with wonderful natural marine amenities nearby.
- Urban Living3/10
Kinvara is a warm and inviting seaside village rather than an urban center, lacking big city amenities and high-density urban infrastructure.
Social
6 areas- Community Involvement8/10
Kinvara is a warm and inviting village with a strong community spirit, local schools, and active community facilities.
- Café Culture8/10
Being in the heart of a sought-after seaside village places local cafes, pubs, and restaurants within very easy walking distance.
- Nightlife6/10
Typical village nightlife featuring local pubs and eateries, though more extensive nightlife options require travel to Galway city.
- Health/Wellness groups7/10
Local community facilities support various wellness activities, with pilates & stretching classes typically available in active village communities.
- Networking Opportunities5/10
Primarily a residential seaside village, meaning professional networking opportunities are more limited locally compared to nearby cities.
- Tech-Hub Connectivity6/10
Proximity to Galway via the M18 offers access to regional tech hubs, though local connectivity relies on home internet infrastructure.
Listing information
- Agent
- DNG Brian MacMahon
- Phone
- 091 638 638
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-1751AEHouseDelve · 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.