21 Beechwood Park, Ballybane, Galway CityH91K4KC
€375,000
3 Bed~1 Bath~98 m²~BER D
What you'll like:
- Detached bungalow layout: Single-storey living provides excellent accessibility for downsizers or first-time buyers looking to avoid stairs, offering a versatile and practical footprint across ninety-eight square meters.
- Converted garage space: The additional converted room provides exceptional flexibility to create a dedicated home office, children's playroom, or second sitting room to suit modern family lifestyles.
- No annual management fees: Ownership within this long-established estate means you will not face ongoing service charges or management fees, reducing your long-term cost of homeownership significantly.
- Private rear boundary: The back garden directly adjoins expansive open green playing fields, ensuring permanent privacy, tranquil views, and protection against any future rear overdevelopment by developers.
- Solid fuel stove feature: The main living room benefits from a cozy brick feature fireplace equipped with a solid-fuel stove insert, enhancing thermal comfort and lowering winter heating bills.
- Off street parking: A private paved driveway at the front offers convenient off-street parking for multiple vehicles, eliminating the daily hassle of searching for curbside street spaces.
- Established residential setting: Situated in a mature and quiet community on the east side of the city, providing a stable neighbourhood feel with well-established trees and neighbourhood infrastructure.
- Proximity to higher education: The property sits within easy reach of ATU Galway, presenting strong rental demand and potential investment yields if you ever decide to let the home out.
- Major employment access: Nearby business hubs such as Parkmore Industrial Estate and Mervue Business Park are only minutes away, drastically cutting down daily commuting times for working professionals.
- Convenient local shopping: Residents enjoy rapid access to nearby retail parks, local shopping centres, and neighborhood cafes, fulfilling all daily grocery and lifestyle needs without travelling far.
- Public transport links: Regular city bus routes operate nearby, providing reliable and frequent public transportation connections directly into the heart of Galway City Centre.
- Healthcare facility proximity: Essential medical services, clinics, and pharmacies are situated within a short drive, offering peace of mind for families and older occupants alike.
- Educational institutions close by: A selection of well-regarded local primary and secondary schools can be found within the immediate vicinity, simplifying the daily school run for parents.
- Enclosed rear garden: The fully secure back garden features a concrete patio area and robust boundary walls, making it ideal for young children playing safely or family outdoor dining.
- Bright kitchen area: The functional kitchen features cream cabinetry and large windows that invite plenty of natural light, creating a welcoming and cheerful space for daily meal preparation.
- Timber flooring charm: Good-sized bedrooms feature attractive timber flooring, offering a clean and warm aesthetic that can easily be paired with various interior design styles and furnishings.
- Built in wardrobe storage: Each bedroom includes practical built-in wardrobe storage solutions, maximizing floor space and saving new owners the immediate expense of purchasing freestanding furniture wardrobes.
- Stable asking price history: The tracking history shows the asking price has remained stable at three hundred seventy-five thousand euros without sudden fluctuations, indicating measured seller pricing discipline.
- Solid structural canvas: The property is presented in reasonable condition throughout, offering a fantastic blank slate for buyers eager to implement their own cosmetic upgrades over time.
- Rare market typology: Bungalows in established city locations are increasingly difficult to secure, representing a unique purchase opportunity for buyers prioritising single-level living and private grounds.
But keep in mind:
- Suboptimal BER rating: The property holds a disappointing D energy rating, which indicates poor thermal efficiency and suggests that a buyer should budget for substantial insulation and heating upgrades.
- Potential retrofit expenses: Upgrading a D-rated bungalow to modern energy standards will likely require significant capital expenditure on external wall insulation, upgraded windows, and a modern heat pump.
- Single bathroom limitation: With only one bathroom serving three bedrooms, larger households or visiting guests may experience morning congestion and a lack of modern ensuite convenience.
- Dated cosmetic finishes: Interior surfaces appear functional but dated, meaning buyers should prepare for near-term redecoration costs to bring the kitchen, bathroom, and living areas up to contemporary tastes.
- Upgrading the heating system: The reliance on traditional solid fuel and older heating methods may require a complete heating system overhaul to achieve comfortable, low-maintenance temperature control.
- Stagnant price tracking: The asking price has remained completely unchanged since tracking began, which could signal an inflexible seller who may resist reasonable below-asking negotiations in this market.
- Ballybane location scrutiny: Buyers should thoroughly investigate local neighborhood dynamics, community policing reports, and general infrastructural upkeep in the wider Ballybane area before committing.
- Inspection of garage conversion: The buyer should verify that proper local authority planning permission and building control certification were secured when the original garage was converted into living space.
- Boundary fence verification: Legal advisors should carefully inspect title deeds to confirm that the boundaries adjoining the adjacent GAA pitch match official land registry maps precisely.
- Roof and attic insulation check: Due to the D energy rating, an independent structural survey should assess the current state of attic insulation, roof timbers, and potential damp issues.
- Electrical wiring assessment: Older homes in mature estates frequently feature aging electrical circuits that may require a professional upgrade to safely support modern home appliances and tech.
- Plumbing system evaluation: The existing plumbing and water cylinder should be inspected by a certified plumber to guard against hidden leaks, rust, or inefficient hot water delivery.
- Window glazing efficiency: The large windows mentioned in the description should be checked for double-glazing integrity, as older seals often fail and cause draughts in D-rated homes.
- Ventilation and damp checks: Single-storey bungalows with converted spaces are sometimes prone to condensation issues; buyers must verify adequate sub-floor and wall ventilation during their survey.
- Traffic and event noise: Because the rear boundary adjoins a busy sports pitch, buyers should consider potential noise levels, parking congestion, and floodlight glare during evening training sessions.
- Limited expansion potential: The plot size and bungalow structure may restrict future major architectural extensions without compromising the private rear garden or creating overdevelopment concerns.
- Sewer and drainage inspection: A comprehensive CCTV drain survey should be commissioned to ensure that underground wastewater pipes are clear and free from tree root intrusion from mature estate greenery.
- Surface water run off: Given the paved driveway and patio areas, buyers should check that storm water drainage around the property prevents pooling during heavy Galway rainfall.
- Asbestos material due diligence: Homes built during certain eras may contain asbestos in ceiling finishes or old floor tiles, requiring professional testing before undertaking any renovation work.
- Resale value considerations: While bungalows are generally sought after, the specific micro-location within Ballybane requires careful comparative analysis to ensure robust long-term capital appreciation.
Price positioning
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- The asking price appears somewhat undervalued relative to recent neighborhood benchmarks, suggesting a potentially competitive initial positioning strategy designed to attract strong interest and multiple prospective bidders in the local market.
- Under-valuation signals are visible when comparing the €375,000 figure against recent multi-property transaction metrics on the same estate and wider area, though a lower D energy rating introduces immediate modernization costs.
- The asking price would be supported by the property's desirable detached bungalow layout, converted garage space, and direct backing onto open playing fields, while lack of major price movement and energy efficiency upgrades could undermine higher bids.
- Relevant market dynamics include high demand for single-storey homes in established Galway locations close to major employment hubs and educational institutions, which underpins the underlying value despite the modest energy rating.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow spanning 98 square metres, featuring a converted garage area that offers flexible additional living space.
- A solid-fuel stove insert is fitted into the brick feature fireplace in the main living room, which a buyer should inspect for compliance and proper maintenance.
- The rear boundary adjoins open green playing fields, which provides long-term privacy but may mean a buyer should investigate potential boundary maintenance responsibilities and any local zoning or drainage considerations.
- Given the D BER rating and the age profile typical of long-established residential estates in the area, a buyer should investigate the condition of the roof insulation, windows, heating systems, and overall structural fabric.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the building envelope and heating systems are relatively inefficient and would likely benefit from a deep retrofit to achieve a modern A or B rating.
- A comprehensive deep retrofit including external wall insulation, upgraded attic insulation, window and door replacements, and the installation of a renewable heating system such as a heat pump could cost approximately EUR 40,000 to EUR 60,000 depending on contractor pricing, material selection, and grants available through SEAI.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: Given the 98 square metre floor area and a D energy rating, the property likely has higher heat loss compared to more modern homes, though the solid-fuel stove insert in the living room can help supplement heating needs during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a mature residential estate with no apparent immediate proximity to heavy industrial facilities, major landfills, or active incinerators.
- Buyers should verify local historical land uses or minor industrial legacy sites in the broader east Galway area as a matter of routine due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property sits in a residential area that is not generally highlighted as being at high risk of regular flooding on standard topographical overviews.
- As with any property purchase, buyers should consult detailed local authority flood maps and verify drainage conditions given regional weather patterns.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 BEECHWOOD PARK, BALLYBANE RD, GALWAY
- Sale date
- Declared sale price
- €480,000.00
12 BEECHWOOD PK, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €325,000.00
10 BEECHWOOD PARK, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €331,000.00
24 BEECHWOOD PARK, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €322,500.00
Recent sales in the wider Ballybane area
21 RAHYLIN GLEBE, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €347,000.00
35 GLASAN, BALLYBANE RD, BALLYBANE
- Sale date
- Declared sale price
- €250,000.00
21 CNOC NA CILLE, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €390,000.00
101 MONIVEA PARK, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €375,000.00
2 SHRUTHAN MHUIRLINNE, BALLYBANE, GALWAY
- Sale date
- Declared sale price
- €260,000.00
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: €3,750 — 1% of €375,000.
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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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 400 euro to 800 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Ballybane area frequently discuss community safety, local traffic flow, and public transport connectivity to the city centre on neighbourhood forums.
- The proximity to ATU Galway and local shopping amenities is a regular point of conversation for families and investors looking at the east side of the city.
- Discussions on local community pages often highlight the value of mature, established residential estates that lack management fees.
- Proximity to major employment hubs like Parkmore and Mervue makes the area a frequent topic for commuters discussing local traffic patterns.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The detached single-storey bungalow layout with three bedrooms, a private enclosed rear garden, and a lawned front area is safe and ideal for young children without the hazards of interior stairs.
- Teenagers7/10
The converted garage provides a flexible second living space or lounge area, giving teenagers a dedicated zone, though the single bathroom might require some scheduling coordination for a growing family.
- Multi-generational Living5/10
Being a single-storey detached bungalow offers great accessibility, but with 98 square metres of floor area and only one bathroom, space is somewhat limited for multi-generational living.
- Single Buyers7/10
Priced at €375,000 in an established Galway City location with no annual estate management fees, this property offers solid potential for single buyers looking to establish a long-term home.
- Couples8/10
The home provides ample space with three bedrooms and flexible reception areas, making it well-suited for couples planning for the future or working from home.
- Empty Nesters9/10
Single-storey living without stairs makes this bungalow a fantastic candidate for downsizers and empty nesters looking to age in place in a mature residential neighbourhood.
- Retirees9/10
The lack of interior stairs, manageable 98 m² layout, and single-level convenience offer excellent long-term suitability for retirees seeking low-maintenance living.
Work
3 areas- Remote Working8/10
The converted garage area provides an ideal, flexible dedicated home office space away from the main bedrooms and living quarters.
- Hybrid Commuting8/10
Proximity to regular city bus routes and major local employment hubs such as Mervue Business Park and Parkmore Industrial Estate makes hybrid commuting very convenient.
- Retired9/10
Single-storey design and proximity to urban healthcare facilities and local services make this an excellent home for retirees.
Practical
8 areas- Ageing in Place9/10
Detached bungalow structure eliminates stairs entirely, making it exceptionally well-suited for ageing in place comfortably.
- Low Maintenance8/10
Compact 98 m² floor area, single-level layout, and absence of annual estate management fees keep ongoing upkeep manageable.
- Secure Gated Entry4/10
Features off-street driveway parking and a private plot, but lacks a formal secure gated community entry.
- Minimalist Design6/10
The property provides a solid, versatile layout ready for modern upgrades, lending itself well to a minimalist aesthetic if desired.
- Flexible Floor Plans9/10
The standout converted garage area offers fantastic flexibility to serve as an office, second lounge, or playroom alongside three good-sized bedrooms.
- Heritage Home3/10
This is a mature residential estate bungalow rather than a traditional period or protected heritage home.
- Ecological Setup5/10
The property holds a D BER rating, indicating that energy efficiency upgrades should be investigated by the buyer to improve its ecological setup.
- Outdoor areas8/10
Benefits from a lawned front garden, off-street parking, and a private enclosed rear garden with a concrete patio directly adjoining open green playing fields.
Interests
9 areas- Gardening6/10
Features a lawned front garden and a private enclosed rear garden with a concrete patio, providing a pleasant canvas for keen gardeners.
- Walking7/10
Proximity to local amenities, schools, and open green playing fields provides good local walking opportunities right from the doorstep.
- Gym6/10
Urban location on the east side of Galway City ensures reasonable access to local fitness facilities and community amenities.
- Cycling6/10
Relatively flat suburban setting with regular access routes towards the city centre and nearby educational and employment parks.
- Golf5/10
Standard city access makes regional golf courses reachable within a short drive, though none are immediately adjacent.
- Fishing4/10
While Galway offers notable angling opportunities in the wider region, this city suburban property has no immediate unique fishing advantages.
- Horse Riding3/10
An urban residential setting is generally unsuited for keeping horses or immediate equestrian pursuits without travelling to the countryside.
- Water Sports4/10
Galway's coastal and river amenities are accessible via short transport links, but water sports require commuting toward the bay or waterways.
- Entertaining7/10
The bright kitchen, dining area, main living room with a solid-fuel stove, and the private enclosed rear garden provide comfortable spaces for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential estate on the east side of Galway City with the rear boundary adjoining open green playing fields, offering a tranquil backdrop free from rear overdevelopment.
- Rural Living2/10
Located in a well-established urban and suburban residential setting within Galway City, offering city convenience rather than rural isolation.
- Village Living6/10
Ballybane offers a strong sense of local community amenities, schools, and shopping centres nearby, capturing some elements of neighbourhood village life within the city.
- Coastal Living3/10
While Galway is a coastal city, this specific east-side location is suburban and residential rather than directly adjacent to the coast.
- Urban Living8/10
Positioned right in Galway City with quick access to local shopping centres, regular city bus routes, and major employment hubs like Mervue Business Park.
Social
6 areas- Community Involvement7/10
Located in a mature, long-established residential estate with active local community ties and nearby schools and sports clubs.
- Café Culture7/10
Quick access into Galway City Centre and local shopping areas ensures easy participation in the local cafe and dining scene.
- Nightlife6/10
Convenient public transport links provide straightforward access to the vibrant nightlife and entertainment options of Galway City Centre.
- Health/Wellness groups7/10
Proximity to local healthcare facilities and community amenities supports participation in local wellness and health groups.
- Networking Opportunities7/10
Closeness to major business parks like Parkmore and Mervue aids in professional networking and career connectivity.
- Tech-Hub Connectivity7/10
Galway's established tech and industrial employers are minutes away, benefiting professionals working in regional tech hubs.
Listing information
- Agent
- Keller Williams
- Phone
- 01 490 0700
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-39B71AHouseDelve · 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.