23 Lenaboy Park, Salthill, GalwayH91K0FD
€785,000
3 Bed~2 Bath~183 m²~BER F
What you'll like:
- Prestigious residential enclave: The property is situated in Lenaboy Park, widely regarded as one of Salthill's most sought-after and exclusive residential addresses for prospective buyers.
- Historic development roots: The neighborhood originates from the historic gardens of Lenaboy Castle, adding unique character and charm that appeals strongly to property collectors.
- Private and tranquil setting: Gated access provides an exceptional sense of seclusion and privacy despite being located in a vibrant coastal neighborhood.
- Proximity to Salthill Village: Residents enjoy effortless walking access to a wide selection of local cafés, shops, restaurants, and everyday conveniences.
- Coastal lifestyle appeal: The home is positioned just moments from the iconic Blackrock diving tower and the famous scenic Salthill Promenade.
- Family-friendly educational network: The surrounding area boasts an outstanding concentration of reputable primary and secondary schools within easy reach for families.
- Generous floor area: The 183 square metre footprint offers substantial interior space, providing ample room for comfortable long-term family living arrangements.
- Versatile converted attic: The fully converted attic space adds valuable flexible square footage suitable for various uses depending on household requirements.
- Practical layout configuration: Internal spaces feature a natural flow connecting the entrance porch, lounge room, family room, and the kitchen dining area.
- Multiple reception rooms: Having both a separate lounge and family room allows for flexible living arrangements and quiet zones within the household.
- Dedicated utility convenience: The inclusion of a utility room offers practical everyday functionality to handle laundry and household management tasks efficiently.
- Guest washroom facility: A convenient downstairs guest wc enhances daily living comfort and provides added privacy when entertaining visiting guests.
- Generously proportioned bedrooms: The three upstairs bedrooms offer comfortable sizing with sufficient space for modern furnishings and storage solutions.
- Established mature neighborhood: Built around 1934, the area features established landscaping and enduring architectural character rarely found in modern housing developments.
- Strong rental demand zone: Salthill remains a high-demand rental market, offering strong potential investment security if future leasing ever becomes desirable.
- Stable asking price: The recorded asking price history shows no downward price adjustments, indicating initial seller confidence in local market values.
- Resilient property values: Properties in exclusive Salthill enclaves historically demonstrate strong capital appreciation due to limited supply and high enduring demand.
- Active local marketplace: Being managed by an established local auctioneer ensures professional handling and deep familiarity with neighborhood transaction trends.
- Outdoor lifestyle opportunities: The coastal location encourages an active outdoor lifestyle with swimming, walking, and seaside recreation right at your doorstep.
- Convenient Galway City access: The home provides easy transit connections into the heart of Galway City for professional commuters and city center workers.
But keep in mind:
- Extremely poor BER rating: The property holds an F energy rating, indicating severe thermal inefficiency and high potential heating costs for future occupants.
- Substantial energy upgrade required: A 365.39 kWh/m²/year energy performance indicator means buyers should budget heavily for deep retrofitting and insulation improvements.
- Outdated heating system: The reliance on oil-fired central heating is less desirable than modern heat pump systems and will likely require replacement.
- Attic conversion compliance check: Buyers must verify whether the converted attic possesses full planning permission and building regulation compliance records.
- Aging 1934 construction age: A build year of 1934 implies that structural elements, wiring, and plumbing may require extensive inspection, repair, or modernization.
- Potential rewiring necessity: Older electrical systems common in 1930s homes often fail modern safety standards, necessitating a costly complete electrical overhaul.
- Plumbing infrastructure wear: Original or aging pipework could present hidden leak risks or inadequate water pressure, requiring thorough professional plumbing surveys.
- Single bathroom bottleneck: With only one primary bathroom servicing multiple bedrooms, peak morning routines may cause household congestion and inconvenience.
- Limited main bedroom count: Despite a large floor area, the home features only three bedrooms, which may restrict large or growing family options.
- Potential damp issues: Older solid wall or early cavity constructions in coastal environments often suffer from dampness requiring specialized ventilation solutions.
- Roof condition uncertainty: The roof structure and coverings of a 1930s building should be rigorously inspected by a surveyor for timber decay and slate wear.
- Window thermal performance: Existing windows may be single or older double-glazed units contributing to the poor energy rating and requiring costly replacements.
- Upfront capital expenditure: Factoring in the F energy rating and potential renovation needs means the purchase price may not reflect true total acquisition costs.
- Lack of open-plan flow: Traditional room divisions may not align with modern lifestyle preferences, potentially requiring internal layout reconfiguration and structural changes.
- Limited price flexibility indicators: The flat asking-price history suggests the seller may hold firm on expectations, reducing immediate negotiation leverage.
- High market entry cost: At €785,000, the property represents a significant financial commitment that demands flawless structural integrity to justify the valuation.
- Restricted parking verification: Buyers should carefully inspect the boundary provisions and off-street parking capacity within the exclusive gated setting.
- Conservation or restriction checks: Given the historic context of the former castle gardens, buyers should check for any local architectural preservation guidelines.
- Surface water drainage inspection: Older neighborhood drainage systems should be evaluated to ensure heavy coastal rainfall drains effectively away from the structure.
- Comprehensive survey essential: Given the age and low energy rating, purchasers must commission an exhaustive structural building survey before unconditional commitment.
Price positioning
?
- The asking price appears somewhat conservative relative to local address norms, primarily because the poor energy efficiency rating and older 1934 construction style require significant capital expenditure for modernization and energy upgrades.
- Valuation signals present a mixed picture, where the prime coastal enclave and generous floor area support a higher base value, but these strengths are tempered by the substantial remediation costs needed to address the low energy rating.
- A key factor that could undermine this pricing level is the immediate financial burden of energy retrofitting, whereas strong neighborhood desirability, versatile converted attic space, and sustained buyer demand for coastal locations help support it.
- Additional relevant observations include the stable tracking history without any recorded price reductions, which indicates the selling agent is confident in attracting sufficient interest at the current figure despite necessary renovation works.
Build Analysis
What we know from similar construction types
- The property is a semi-detached residence built around 1934, indicating older construction methods that likely include solid brick or stone walls, timber-framed floors, and traditional roofing structures which will require thorough structural inspection.
- The floor area is approximately 183 square meters and includes a converted attic storage room; a buyer should verify that proper planning permission, building regulations compliance, and fire safety certifications were obtained for the attic conversion.
- The heating system is oil-fired, which may require modernizing or replacing to improve energy efficiency and reduce operational costs.
- Given the construction era, potential issues such as dampness, inadequate insulation, outdated electrical wiring, and plumbing conditions should be thoroughly investigated by a qualified surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, which indicates significant thermal inefficiency and high heat loss through walls, windows, and roof spaces.
- A comprehensive deep retrofit to bring the energy rating up to a modern standard (such as a B2 or A rating) is estimated to cost between 70,000 and 110,000 euros.
- This estimated cost would cover external wall insulation or internal drylining, upgrading windows and external doors, roof insulation improvements, installation of a modern heat pump or high-efficiency heating system, and airtightness upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: Given the floor area of 183 square metres and an inefficient BER rating of F, the property will have high energy demands and poor heat retention, resulting in elevated oil-fired heating expenses.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Salthill near the coast, placing it within proximity to modeled coastal flood zones, though the home itself sits outside these mapped boundaries.
- Local topographical positioning in the Lenaboy Park area provides a degree of separation from immediate low-lying coastal and tidal flood hazards.
- While coastal proximity introduces inherent exposure considerations during extreme weather events, the mapped data indicates a low probability of direct tidal inundation at this specific site.
The property is outside the mapped flood area. But the nearest mapped area is approximately 17 metres away. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
THE SHIELING, 20 LENABOY PARK, SALTHILL
- Sale date
- Declared sale price
- €1,300,000.00
22 LENABOY PARK, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €815,000.00
Recent sales in the wider Salthill area
59 BAILEY POINT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €385,000.00
1A CHURCH VIEW MEWS, MONKSFIELD, SALTHILL
- Sale date
- Declared sale price
- €184,500.00
35 OCEAN WAVE, DR COLOHAN RD, SALTHILL
- Sale date
- Declared sale price
- €450,000.00
2 CARRAGH COURT, KNOCKNACARRA RD, SALTHILL
- Sale date
- Declared sale price
- €430,000.00
121 DUN NA CARRAIGE, BLACKROCK, SALTHILL
- Sale date
- Declared sale price
- €760,000.00
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: €7,850 — 1% of €785,000.
?
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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 800 euro depending on coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Lenaboy Park as one of Salthill's most prestigious and tranquil residential enclaves, appreciating its mature trees and historical connection to Lenaboy Castle.
- Local community discussions often emphasize the unmatched convenience of living within walking distance of Salthill Village, the Prom, and Blackrock diving tower.
- Parent forums and local groups rate the area exceptionally high for family living due to the abundance of well-regarded primary and secondary schools nearby.
- Traffic and parking management during peak summer months and major promenade events are occasionally discussed by locals as minor considerations for coastal living in Salthill.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located within walking distance of five primary schools, making the daily school run exceptionally convenient for families with young children.
- Teenagers8/10
With four secondary schools nearby and plenty of local amenities including the Salthill Promenade and Blackrock diving tower, teenagers will find plenty of educational and recreational opportunities.
- Multi-generational Living6/10
The home offers a generous 183 square metres of floor area and a converted attic, providing good potential for flexible living arrangements, though buyers should verify if the layout suits extended family needs.
- Single Buyers5/10
At an asking price of €785,000, this property represents a significant investment for a single buyer, though the prime Salthill location offers fantastic lifestyle benefits.
- Couples9/10
Couples will love the proximity to Salthill Village, local cafés, and coastal walks, offering a vibrant lifestyle in a prestigious and tranquil residential enclave.
- Empty Nesters7/10
The low-maintenance appeal of a mature suburban home near the coast is ideal for empty nesters, though the 183 m2 floor area might feel larger than necessary.
- Retirees7/10
Retirees can enjoy peaceful walks along the Salthill Promenade and easy access to local village amenities, though the home's BER rating of F suggests that energy efficiency improvements should be investigated.
Work
3 areas- Remote Working8/10
The inclusion of a converted attic storage room and additional reception spaces provides excellent designated areas for home offices.
- Hybrid Commuting7/10
The property offers good connectivity to Galway city and commuter routes, though buyers commuting further should verify transport links.
- Retired8/10
The peaceful environment and level of local amenities make it very comfortable for retirees, keeping in mind potential energy upgrade requirements due to the F BER rating.
Practical
8 areas- Ageing in Place6/10
The home features ground-floor living spaces, but buyers should evaluate stairs and accessibility for long-term ageing in place.
- Low Maintenance5/10
Built c. 1934, this heritage semi-detached home has a BER rating of F, indicating that buyers should budget for and investigate energy-efficiency upgrades and maintenance.
- Secure Gated Entry8/10
The development is accessed through impressive wrought-iron gates, offering a heightened sense of security and exclusivity.
- Minimalist Design4/10
The property features classic 1930s character and traditional room layouts rather than stark minimalist architecture.
- Flexible Floor Plans8/10
With a lounge, family room, kitchen/dining, 3 bedrooms, and a converted attic, the layout offers excellent functional versatility.
- Heritage Home9/10
Dating back to c. 1934 and historically linked to the gardens of Lenaboy Castle, the property carries rich architectural and local heritage.
- Ecological Setup3/10
The current F BER rating and oil-fired central heating mean the ecological setup would benefit from substantial modernization and green retrofitting.
- Outdoor areas7/10
Set within secluded communal-feeling historic grounds with close proximity to the coast, offering great access to natural outdoor spaces.
Interests
9 areas- Gardening6/10
The property's origins as part of the original gardens of Lenaboy Castle suggest historical horticultural roots, though buyers should inspect the current garden footprint.
- Walking10/10
Unbeatable access to the Salthill Promenade and scenic coastal routes makes this an ideal location for avid walkers.
- Gym7/10
The vibrant Salthill area offers good local fitness options and wellness facilities within easy reach.
- Cycling8/10
Flat coastal roads and proximity to Galway city make cycling a convenient and scenic mode of transport and recreation here.
- Golf7/10
Golf enthusiasts will find regional courses accessible from this well-connected Galway location.
- Fishing6/10
Proximity to the coast offers marine and angling opportunities nearby for enthusiasts.
- Horse Riding4/10
Equestrian facilities are not immediately adjacent to this urban-suburban neighbourhood and would require travel further afield.
- Water Sports9/10
Being right next to Galway Bay and the iconic Blackrock diving tower provides fantastic access to swimming and sea-based water sports.
- Entertaining8/10
With a spacious kitchen/dining area, lounge room, family room, and outdoor areas, the home is well-equipped for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Lenaboy Park is described as a secluded, exclusive, and tranquil residential setting offering a rare sense of privacy despite its central location.
- Rural Living2/10
This is an established urban/suburban residential setting rather than a rural location, offering high accessibility to city and village amenities.
- Village Living9/10
The property is positioned just moments from Salthill Village, giving residents immediate access to a wide selection of shops, restaurants, and cafés.
- Coastal Living10/10
Situated just a stone's throw from Galway Bay, the famous Salthill Promenade, and the Blackrock diving tower, this location is a haven for coastal enthusiasts.
- Urban Living7/10
While maintaining a leafy, historic enclave feel, the property is closely connected to the urban conveniences and amenities of Galway.
Social
6 areas- Community Involvement8/10
Lenaboy Park is a prestigious, long-established neighbourhood with a strong sense of community identity.
- Café Culture9/10
Salthill Village boasts an exceptional selection of local cafés and eateries just moments from the front door.
- Nightlife7/10
A great variety of local pubs, restaurants, and entertainment venues are available locally in Salthill and nearby Galway city.
- Health/Wellness groups8/10
Coastal swimming, pilates & stretching classes, and local wellness groups thrive in this active seaside community.
- Networking Opportunities6/10
While primarily a residential area, proximity to Galway city provides solid professional networking avenues.
- Tech-Hub Connectivity7/10
Galway hosts a strong technological and business sector accessible from this well-positioned address.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-18100CHouseDelve · 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.