23 Bealach Na Gaoithe, Tuam, GalwayH54YH75
€299,000
3 Bed~3 Bath~BER C
What you'll like:
- Town centre proximity: Located approximately a twenty-minute walk from Tuam town centre, this property provides extremely convenient access to a comprehensive range of local shops, schools, restaurants, and everyday essential services.
- Excellent commuter links: Situated just off major arterial routes including the M17, N17, and N83, the home offers efficient driving access to employment hubs like Galway City, Athenry, and Claremorris.
- Immediate neighbourhood conveniences: Residents benefit from being within walking distance of local amenities such as a creche, a major Lidl supermarket, petrol stations, and various retail outlets for daily errands.
- Private rear garden: The enclosed backyard features durable cobblelock paving and solid boundary walls, creating a secure and completely low-maintenance outdoor space for relaxing or entertaining guests safely.
- Not overlooked front and rear: The home enjoys an appealing open outlook facing a pleasant communal green area while benefiting from enhanced privacy at the back without direct neighbour viewing.
- Ample off-street parking: A spacious cobblelock driveway at the front of the property provides convenient and off-road parking space for multiple vehicles right outside your front entrance door.
- Principal bedroom ensuite: The main bedroom features a dedicated private bathroom complete with a fully tiled shower enclosure, wash basin, and a natural light-providing frosted window.
- Spacious sitting room: The main reception room offers generous proportions with attractive timber flooring, decorative ceiling coving, modern spotlights, and a cosy solid-fuel stove installed.
- Open plan layout potential: Double doors connect the spacious sitting room directly to the large kitchen and dining area, creating a wonderful flow for family living and social gatherings.
- Dedicated utility room: A separate utility room located just off the kitchen provides fitted cabinetry and dedicated under-counter spaces to neatly house both a washing machine and a tumble dryer.
- Ground floor convenience: A practical downstairs guest toilet is positioned off the utility room, featuring a tiled floor and a window ensuring proper natural ventilation and daylight.
- Stira attic access: A folding Stira stairs accessed from the first-floor landing provides safe and straightforward entry into the attic space for additional storage or future evaluation.
- Built-in wardrobe storage: All three bedrooms are fitted with built-in wardrobes, maximising usable floor space and offering convenient storage solutions ready for new occupants to use immediately.
- Natural light throughout: Almost every room including the bathrooms and utility features an exterior window, ensuring good natural illumination and ventilation across all levels of the house.
- Oil-fired central heating: The property is equipped with an oil-fired central heating system providing dependable warmth and temperature control throughout the entire living accommodation during colder months.
- Nearby recreational facilities: Local leisure options including Tuam Golf Club and Tuam Leisure Centre are situated close by, offering fantastic sporting and fitness opportunities for active residents.
- Family-friendly green outlook: Positioned directly facing a well-maintained communal green area, the home offers a pleasant community feel with added safety for children playing outdoors.
- Solid construction features: Interior touches such as decorative ceiling coving, quality tiling, and timber flooring throughout much of the home indicate a well-maintained and cared-for interior environment.
- Versatile third bedroom: The single bedroom at the front of the house can easily function as a functional home office, nursery, or study depending on the buyer's specific lifestyle needs.
- Attractive asking value: Priced at €299,000, this three-bedroom semi-detached residence presents an accessible acquisition opportunity for first-time buyers and families looking to enter the regional housing market.
But keep in mind:
- C energy rating: The current BER rating is a C, which means prospective buyers should budget for potential future insulation or heating upgrades to improve overall energy efficiency and comfort.
- Oil heating dependency: Relying on oil-fired central heating exposes the homeowner to fluctuating fuel oil prices, requiring buyers to verify the age and efficiency status of the current boiler unit.
- Single third bedroom size: The third bedroom is quite compact at approximately 2.06m by 3.0m, which may limit its usability primarily to a nursery, child's room, or a small home office.
- Floor area omission: The exact floor area in square metres is not provided in the listing details, so buyers must verify the precise internal dimensions prior to making formal offers.
- Property type ambiguity: The specific legal title and construction details are not explicitly detailed, requiring your solicitor to confirm boundary definitions and freehold status during conveyancing due diligence.
- Commuter traffic reliance: While road access is excellent via nearby national routes, prospective purchasers should investigate peak traffic conditions along the M17 and approach roads to Galway during rush hours.
- Maintenance of shared areas: Buyers should investigate who holds responsibility for the maintenance and upkeep of the communal green area situated directly in front of the dwelling.
- Boiler lifespan verification: Due to the presence of oil heating, buyers should arrange for a qualified heating engineer to inspect the boiler's condition and remaining operational lifespan.
- Attic insulation status: Given the C energy rating, buyers must inspect the attic space via the Stira stairs to verify the depth and current standard of roof and ceiling insulation.
- Window glazing checks: Purchasers should verify the thermal and acoustic performance of all double-glazed windows to ensure they meet modern standards and do not exhibit any seal failures.
- Ventilation and moisture: While bathrooms feature opening windows, buyers should check for any historic signs of condensation or dampness in tiled wet areas during a detailed structural survey.
- Stove compliance check: Buyers should verify that the solid-fuel stove installed in the sitting room complies with current local building regulations and air quality standards.
- Kitchen appliance condition: Integrated appliances are mentioned, but buyers should test the operational status of the oven, hob, dishwasher, and fridge-freezer as their longevity cannot be guaranteed.
- Parking space limits: Although the cobblelock driveway offers off-street parking, purchasers with multiple large vehicles should verify the exact turning and parking capacity available on site.
- Garden maintenance practicalities: While the rear cobblelock paving offers low maintenance, buyers should check underlying drainage to ensure surface water run-off is managed correctly away from foundations.
- Boundary wall condition: Buyers should inspect the structural integrity and height of the rear boundary walls shared or adjacent to neighbouring properties to confirm clear ownership responsibilities.
- Local school capacity: Families with children should investigate local primary and secondary school enrolment capacities and catchment areas in the Tuam region before finalising purchases.
- Broadband speed availability: Remote workers or heavy internet users should independently verify the maximum fibre broadband speeds and network providers available at this specific address.
- Waste management arrangements: Buyers must check whether local refuse collection services operate on a private subscription basis and confirm bin storage arrangements at the side or rear.
- Future local development: Purchasers should inspect local county council planning registers to check for any potential future residential or commercial developments planned in the surrounding Tuam area.
Price positioning
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- The asking price appears moderately positioned relative to recent transaction values recorded in the immediate neighbourhood, sitting comfortably within the range established by completed sales of similar residential units.
- Upward valuation signals are supported by strong local amenities, commuter accessibility to major employment hubs, and desirable features such as private outdoor space and a non-overlooked aspect.
- Potential factors that could undermine this pricing include the current energy rating which may necessitate future upgrade works, while strong regional housing demand heavily supports the current figure.
- Overall, the pricing strategy reflects standard market conditions for well-maintained suburban housing stock in this particular locality without appearing excessively inflated or heavily discounted.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached house featuring a standard layout with an entrance hall, sitting room, kitchen/dining room, utility room, and WC on the ground floor, alongside three bedrooms (including an ensuite), a main bathroom, and attic access via a Stira stairs on the first floor.
- Heating is provided by an oil-fired central heating system supplemented by a solid-fuel stove in the sitting room, which a buyer should verify for proper installation, maintenance history, and compliance with local regulations.
- The exterior features a cobblelock driveway and a low-maintenance rear garden with cobblelock paving and boundary walls; a buyer should check surface water drainage to ensure runoff is properly managed given the extensive hardscaping.
- The property is situated in an established residential estate overlooking a communal green area, and a buyer should investigate the management arrangements or maintenance responsibilities for communal spaces if applicable.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1400 euro to 1800 euro.
- This estimate is based on the oil-fired central heating system and a C energy rating for a three-bedroom semi-detached property, though actual costs will vary depending on household usage patterns and oil market prices.
Pollution Safe
8/10Environmental 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
40A BEALACH NA GAOITHE, GALWAY RD, TUAM
- Sale date
- Declared sale price
- €228,000.00
80 BEALACH NA GAOITHE, TUAM, GALWAY
- Sale date
- Declared sale price
- €320,000.00
58 BEALACH NA GAOITHE, KILLALOONTY, TUAM
- Sale date
- Declared sale price
- €376,000.00
59 BEALACH NA GAOITHE, KILALOONTY, TUAM
- Sale date
- Declared sale price
- €360,000.00
40 BEALACH NA GAOITHE, TUAM, CO GALWAY
- Sale date
- Declared sale price
- €220,000.00
Recent sales in the wider Tuam area
KILCLOONEY HOUSE, KILCLOONEY MILLTOWN, TUAM
- Sale date
- Declared sale price
- €510,000.00
58 VICHORSCHORALAND, TUAM, GALWAY
- Sale date
- Declared sale price
- €325,000.00
149 PALACE FIELDS, TUAM, GALWAY
- Sale date
- Declared sale price
- €368,000.00
SHANBALLYMORE, GARRAFRAUNS, TUAM
- Sale date
- Declared sale price
- €95,000.00
4 GOLDCAVE TERRACE, BISHOP ST, TUAM
- Sale date
- Declared sale price
- €185,000.00
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
- Stamp duty: Approximately 1 percent of the purchase price up to 1 million euro, equating to roughly 2990 euro for an asking price of 299000 euro.
- Solicitor legal fees: Generally range between 1500 euro and 2500 euro plus VAT and outlays.
- Land registration fees: Typically around 170 euro to 400 euro depending on the registry type.
- Property valuation fees: Usually between 150 euro and 300 euro for a standard mortgage valuation.
- Surveyor fees: Ranging from 400 euro to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: Generally ranges between 350 euro and 700 euro per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Tuam as a convenient commuter base with strong transport links via the M17 and N17 towards Galway City.
- Community discussions often mention the balance of a quiet residential setting while remaining within walking distance of local supermarkets, schools, and the town centre.
- Property forums and local groups note steady demand for semi-detached homes in estates like Bealach na Gaoithe due to their proximity to local creches and amenities.
- Residents value the outdoor lifestyle offerings nearby, including Tuam Golf Club, local leisure facilities, and easy access to the wider Galway countryside.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property includes three bedrooms and is located within walking distance of local schools and a crèche, making it very suitable for young families.
- Teenagers7/10
Three bedrooms provide adequate individual space, and the proximity to Tuam town amenities offers decent independence for teenagers.
- Multi-generational Living5/10
As a standard three-bedroom semi-detached home without a ground-floor bedroom or annex, multi-generational living might feel somewhat confined.
- Single Buyers8/10
An accessible price point and a layout with three bedrooms make this an appealing starter home for single buyers looking for space to grow.
- Couples9/10
Offers generous living space, an ensuite principal bedroom, and a private rear garden, ideal for couples planning for the future.
- Empty Nesters8/10
The low-maintenance rear garden with cobblelock paving makes it very manageable for empty nesters seeking to downsize.
- Retirees7/10
While close to town amenities and healthcare facilities, the presence of stairs to all bedrooms should be considered for long-term retirement living.
Work
3 areas- Remote Working8/10
With three bedrooms, there is ample flexibility to set up one or two dedicated home office spaces.
- Hybrid Commuting9/10
Excellent road connectivity via the nearby M17, N17, and N83 makes commuting to Galway City, Athenry, and Claremorris very convenient.
- Retired7/10
Well-suited for retirement due to manageable upkeep, though the multi-story layout should be factored in.
Practical
8 areas- Ageing in Place5/10
Features a staircase to all bedrooms and standard bathroom layouts, which may require future modifications for lifelong accessibility.
- Low Maintenance9/10
The rear garden features cobblelock paving and boundary walls, minimizing ongoing landscaping and maintenance needs.
- Secure Gated Entry2/10
This is an open semi-detached property in a standard residential development rather than a gated community.
- Minimalist Design6/10
Standard semi-detached layout with defined rooms rather than open-plan ultra-minimalist architecture.
- Flexible Floor Plans7/10
Double doors between the sitting room and kitchen/dining room offer adaptable open-plan or closed living arrangements.
- Heritage Home2/10
This is a modern suburban home rather than a period or heritage property.
- Ecological Setup5/10
Relies on standard oil-fired central heating, though a solid-fuel stove is installed in the sitting room.
- Outdoor areas7/10
Benefits from a private rear garden with paving, a cobblelock driveway, and views of a communal green area to the front.
Interests
9 areas- Gardening4/10
The rear garden is heavily paved with cobblelock, leaving very little traditional planting space for avid gardeners.
- Walking8/10
Walking distance to Tuam town centre, local green spaces, and surrounding countryside offers great walking routes.
- Gym7/10
Tuam Leisure Centre and local fitness options are conveniently close to the property.
- Cycling7/10
The surrounding Galway countryside and regional roads provide good opportunities for cycling enthusiasts.
- Golf8/10
Tuam Golf Club is in close proximity, offering an established parkland course for players.
- Fishing6/10
Regional rivers and lakes in County Galway offer fishing opportunities within a reasonable driving distance.
- Horse Riding6/10
Rural Galway features various equestrian facilities and riding opportunities nearby.
- Water Sports4/10
Inland location means significant travel is required to access coastal or major water sports facilities.
- Entertaining8/10
Features a spacious kitchen/dining room connected via double doors to a sitting room, plus a private paved rear garden for hosting.
Lifestyle
5 areas- Quiet Living8/10
Positioned facing a communal green area and noted as not overlooked to the front or rear, offering a peaceful residential setting.
- Rural Living6/10
Situated in a suburban residential development on the edge of Tuam rather than deep in the countryside.
- Village Living8/10
Tuam town centre is roughly a 20-minute walk away, providing a vibrant community feel with local shops and services.
- Coastal Living3/10
Located inland in County Galway, well away from the immediate coastline.
- Urban Living6/10
While close to Tuam's amenities, the location is distinctly suburban rather than central urban.
Social
6 areas- Community Involvement7/10
Proximity to Tuam town ensures easy access to local clubs, community groups, and events.
- Café Culture7/10
A roughly 20-minute walk brings residents to local cafés and restaurants in Tuam town centre.
- Nightlife6/10
Tuam offers local pubs and social spots, though more extensive nightlife requires travelling to Galway City.
- Health/Wellness groups7/10
Proximity to leisure centres and local fitness groups supports an active and healthy lifestyle.
- Networking Opportunities5/10
Primarily a residential suburb, meaning professional networking will likely require commuting to larger hubs like Galway City.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds for remote tech roles, though proximity to Galway aids connectivity.
Listing information
- Agent
- Fox & Gallagher
- Phone
- 096 70 900
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-EE5436HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.