24 Saint James Crescent, Mervue, Galway CityH91THT4
€330,000
2 Bed~2 Bath~85 m²~BER E
What you'll like:
- Established East Side Location: Positioned in a popular and well-established neighbourhood close to Galway City, providing stable long-term community appeal and convenience for local buyers.
- Walking Distance To ATU: Situated within easy walking distance of the ATU College Campus, making it a potentially strong rental investment or convenient home for students and staff.
- Off-Street Paved Parking: Features a convenient paved driveway at the front offering ample off-street parking, which is a significant practical advantage in densely populated residential areas.
- Generous Floor Area: Offers approximately eighty-five square metres of living space spread over two storeys, providing comfortable proportions for a two-bedroom mid-terrace dwelling.
- Good General Condition: Presented in good condition throughout according to the listing description, which could allow a new owner to move in immediately without urgent repairs.
- Pedestrian Rear Access: Includes a rear pedestrian gate connecting to a service lane, offering alternative entry and potential flexibility for garden maintenance or bike storage.
- Outdoor Garden Shed: Comes equipped with a large shed and workroom in the rear garden, providing valuable extra storage space or a dedicated hobby workshop area.
- Raised Decking And Patio: The rear garden features a raised decking and patio arrangement, creating an inviting outdoor entertainment space to enjoy during favourable weather conditions.
- Proximity To Schools: Within walking distance of local national and secondary schools, making the address highly practical for families with school-aged children seeking educational convenience.
- Regular Public Transport: Serviced by a regular daily bus route to and from Galway City centre, ensuring reliable connectivity for commuters who prefer not to drive.
- Major Employment Hubs Nearby: Close to several major business and retail parks including Parkmore and Ballybrit, reducing daily commute times for professionals working in those industrial zones.
- Healthcare Facilities Proximity: Positioned within easy reach of major hospitals such as Merlin Park and the Galway Clinic, which is ideal for healthcare workers seeking short commutes.
- Local Retail Convenience: Surrounded by multiple shopping centres and local conveniences like Ballybane and Briarhill, ensuring daily errands and grocery shopping can be managed effortlessly.
- Outdoor Amenities Nearby: Enjoys close proximity to Merlin Park Woods and Ballyloughane Beach, offering residents excellent opportunities for weekend walks, recreation, and coastal fresh air.
- Asking Price Reduction: The recorded asking price history shows a notable drop of twenty thousand euros, indicating potential vendor motivation and increased room for buyer negotiations.
- Vacant Property Grant Potential: Features language suggesting potential eligibility for vacant property grants if amendments are made, offering financial incentives for energy or structural upgrades.
- Open Plan Living Space: The ground floor includes an open-plan dining and family room layout, which creates a modern, flowing communal area suitable for contemporary lifestyles.
- Dual Bathroom Facilities: Contains two bathrooms across the property, providing essential household convenience and reducing morning queues for occupants and visiting guests.
- Transport Network Access: Benefits from quality transport links providing easy access to the M6 and M18 motorways for seamless regional travel outside Galway City.
- Desirable Terrace Layout: The mid-terrace configuration generally helps with thermal retention compared to detached homes, potentially assisting with heating efficiency in older housing estates.
But keep in mind:
- Poor Energy Rating: Holds an E BER rating which indicates poor thermal efficiency, meaning a buyer should budget for substantial insulation and heating upgrades to reduce energy bills.
- High Energy Inefficiency: The energy performance indicator sits at over three hundred kilowatt-hours per square metre, confirming that the building fabric requires extensive modernization to meet modern standards.
- Asking Price Volatility: The recorded asking price history reveals a recent downward adjustment of nearly six percent, suggesting initial overvaluation or softer current market demand in the area.
- Grant Eligibility Uncertainty: While a vacant property grant is mentioned as a possibility, buyers must independently verify strict qualifying criteria and local authority approval before relying on these funds.
- Limited Bedroom Count: Restricted to only two bedrooms, which may quickly restrict long-term suitability for growing families or buyers needing dedicated home office workspaces.
- Restricted Rear Parking: Although rear garden access exists from a lane, parking at the back requires a costly reconfiguration of the garden which buyers should carefully investigate.
- First Floor Bathroom Layout: The main bathroom is accessed from the landing and front bedroom areas, which might present privacy considerations depending on family dynamics or guest usage.
- Terraced Noise Transfer: Mid-terrace construction can occasionally suffer from party wall sound transmission, meaning buyers should check acoustic insulation levels between neighbouring properties.
- Potential Hidden Maintenance: Although presented in good condition, older suburban houses often conceal outdated electrical wiring or plumbing systems that require thorough pre-purchase engineering surveys.
- Rear Lane Security Risks: Rear pedestrian access lanes can occasionally increase security vulnerabilities, requiring a buyer to invest in robust gate locks and exterior property lighting.
- Exact Property Type Unspecified: The official listing classification leaves the exact legal property type ambiguous, requiring conveyancing solicitors to confirm freehold boundaries and title specifics.
- Approximate Floor Plans: The provided floor plans and furniture measurements are explicitly illustrative and approximate, meaning buyers must independently verify exact room dimensions before purchasing.
- High Local Competition: Proximity to ATU and industrial hubs means strong rental competition, but also potential neighbourhood congestion and parking pressures from surrounding commuters.
- Future Retrofitting Costs: Bringing an E-rated home up to a modern BER standard will likely involve significant capital expenditure on heat pumps, windows, and external wall insulation.
- Commercial Area Traffic: The surrounding Mervue and industrial park zones can experience heavy peak-time traffic congestion, impacting ease of travel during standard rush hour periods.
- Decking Maintenance Requirements: The existing raised wooden decking in the rear garden will require ongoing maintenance, staining, and periodic safety checks to prevent wood rot.
- Shed Condition Unknown: The large shed or workroom in the rear garden is not structurally detailed in the listing, so buyers should inspect its roof integrity and foundation quality.
- Limited Front Garden Utility: The front garden is largely dedicated to a paved parking driveway, reducing green space and softening the visual streetscape appeal of the dwelling.
- Reliance On Agent Disclaimers: The selling agents explicitly disclaim liability for particulars accuracy, placing the full onus on the buyer to conduct rigorous independent structural due diligence.
- Micro-Location Variations: Mervue is a large established suburb with varying micro-neighbourhood conditions, requiring buyers to visit the immediate crescent at different times to assess local quietness.
Price positioning
?
- The asking price of three hundred thirty thousand euros initially appears somewhat ambitious when evaluating the weak energy rating of E, which will necessitate immediate financial investment for thermal upgrades before reaching optimal modern efficiency standards.
- Valuation signals show a downward price revision of twenty thousand euros after initial launch, indicating realistic vendor adjustments to market feedback and a desire to stimulate buyer interest in a competitive suburban environment.
- Potential factors supporting the valuation include strong local employment hubs and educational institutions nearby, while factors that could undermine the price include required renovation expenses and competing properties achieving divergent transaction values.
- Additional relevance stems from the availability of the vacant property grant scheme, which effectively offsets some of the anticipated modernisation outlays and improves overall affordability for prospective owner-occupiers purchasing this terrace home.
Build Analysis
What we know from similar construction types
- The property is a two-storey, mid-terrace house measuring approximately 85 square metres, featuring a front paved driveway and a rear garden with a large shed and rear lane access.
- The listing notes potential for rear parking if the garden is reconfigured, which buyers should verify for planning permission and compliance regarding vehicular access from the rear lane.
- The listing mentions potential eligibility for the vacant property grant, which a buyer should investigate independently to confirm current criteria and qualification terms.
- Given the mid-terrace construction, buyers should investigate party wall rights, sound insulation, and the condition of shared boundaries.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E BER rating, indicating poor energy efficiency and a high level of heat loss.
- A comprehensive deep retrofit to bring the home up to a modern B2 or A rating would likely cost between EUR 40,000 and EUR 60,000.
- Estimated costs would cover external wall insulation, upgrading windows and doors, installing a heat pump system, and attic insulation, offset by potential SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro
- Explanation: Given the 85 square meter floor area and the inefficient E energy rating, heating demands will be significantly higher than average, leading to increased annual energy consumption.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood 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 Mervue area
7 CLARKE AVE, MERVUE, GALWAY
- Sale date
- Declared sale price
- €402,500.00
42 ST JAMES CRESCENT, MERVUE, GALWAY
- Sale date
- Declared sale price
- €204,750.00
UNIT 175 GLASAN STUDENT VILLAGE, BALLYBANE RD, MERVUE
- Sale date
- Declared sale price
- €190,000.00
UNIT 173 GLASAN STUDENT VILLAGE, BALLYBANE RD, MERVUE
- Sale date
- Declared sale price
- €190,000.00
UNIT 170 GLASAN STUDENT VILLAGE, BALLYBANE RD, MERVUE
- Sale date
- Declared sale price
- €190,000.00
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: €3,300 — 1% of €330,000.
?
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: 1,500 to 3,000 euro plus outlay and VAT
- Land registration fees: 400 to 800 euro depending on property value and registry type
- Property valuation fees: 150 to 300 euro for mortgage or bank purposes
- Surveyor fees: 400 to 800 euro for a structural pre-purchase survey
- Annual home insurance: 350 to 700 euro depending on cover level and property construction
Forum Talk
What people are saying about this area
- Residents on community forums frequently highlight Mervue as a well-established and highly convenient neighbourhood on the east side of Galway City.
- Discussions often note the strong appeal of the area for families and investors due to its proximity to ATU, local schools, and major employers like medical device companies.
- Locals frequently mention the benefit of having plenty of communal green areas, Merlin Park Woods, and sports facilities within easy walking distance.
- Transport links and daily bus services to the city centre are regular topics of discussion among commuters living in the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located within walking distance of local national schools and communal green areas, making it convenient for families with young children.
- Teenagers7/10
Proximity to secondary schools and local amenities provides good independence and educational access for teenagers.
- Multi-generational Living4/10
With an 85 square meter footprint across two bedrooms, space is somewhat limited for multi-generational living configurations.
- Single Buyers8/10
The two-bedroom layout and manageable size make this a very suitable entry-level option for single buyers.
- Couples8/10
Provides a comfortable, well-located starter home for couples looking to establish themselves in a popular residential area.
- Empty Nesters6/10
Manageable two-storey living, though stairs and ongoing maintenance might prompt future downsizing considerations.
- Retirees5/10
While local amenities are accessible, the two-storey layout requires careful evaluation regarding ageing in place over the long term.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows flexibility to dedicate a room as a home office for remote working.
- Hybrid Commuting8/10
Convenient access to regular bus services, major motorways, and nearby business parks supports hybrid commuting models.
- Retired6/10
Close proximity to healthcare facilities and local services suits retirement living, subject to managing a two-storey home.
Practical
8 areas- Ageing in Place4/10
The two-storey configuration with bedrooms and bathroom upstairs presents challenges for long-term ageing in place without modifications.
- Low Maintenance7/10
Compact 85 square meter mid-terrace footprint with paved outdoor areas helps keep ongoing maintenance manageable.
- Secure Gated Entry2/10
Property features standard off-street parking and rear lane access rather than a secure gated community setup.
- Minimalist Design6/10
Standard mid-terrace layout with conventional room divisions rather than open-plan minimalist architecture.
- Flexible Floor Plans5/10
Traditional two-storey layout offers standard room arrangements with limited scope for major structural reconfiguration.
- Heritage Home2/10
Established mid-terrace dwelling rather than a period heritage property.
- Ecological Setup3/10
The property carries a BER rating of E, indicating that energy efficiency upgrades would be beneficial to improve its ecological setup.
- Outdoor areas7/10
Includes both a paved front driveway for parking and a private rear garden featuring raised decking, patio, and a large shed/workroom.
Interests
9 areas- Gardening6/10
Features both front and rear gardens with mature planting, offering good potential for gardening enthusiasts.
- Walking8/10
Great pedestrian access to local parks, Merlin Park Woods, schools, and neighbourhood shopping facilities.
- Gym6/10
Proximity to local commercial parks and city amenities allows for reasonable access to fitness facilities.
- Cycling7/10
Flat suburban terrain and manageable distances to the city centre facilitate cycling as a viable transport option.
- Golf5/10
General access to the wider Galway area provides options for golf players within a reasonable drive.
- Fishing4/10
Proximity to local lakes and coastal waters offers some opportunities for fishing hobbyists.
- Horse Riding3/10
Equestrian facilities are generally located further out in the surrounding countryside rather than immediate suburban areas.
- Water Sports5/10
Access to local sailing clubs and coastal amenities supports water sports interests in the wider area.
- Entertaining6/10
Features an open-plan dining and family room alongside a rear garden with raised decking and patio space for hosting.
Lifestyle
5 areas- Quiet Living6/10
Situated in a well-established suburban neighborhood with communal green areas, though typical residential activity applies.
- Rural Living1/10
This is a firmly urban/suburban setting within Galway City rather than a rural environment.
- Village Living5/10
Mervue offers a distinct community feel with local churches, schools, and shops within walking distance.
- Coastal Living4/10
While coastal amenities like Ballyloughane Beach are within reach, the property itself is set within an inland suburb.
- Urban Living8/10
Excellent proximity to Galway City centre with regular bus routes and major employment hubs nearby.
Social
6 areas- Community Involvement7/10
Well-established neighbourhood with active local schools, churches, and community organizations.
- Café Culture6/10
Nearby hotels and local amenities provide access to casual dining and café options.
- Nightlife5/10
Limited immediate nightlife in the residential suburb, but quick transport links provide access to Galway City centre.
- Health/Wellness groups6/10
Proximity to local parks and community facilities supports access to health and wellness groups.
- Networking Opportunities6/10
Close to major business parks and employers, aiding professional networking within the tech and medical sectors.
- Tech-Hub Connectivity7/10
Situated close to major multinational employers and industrial parks on the east side of the city.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-EEC080HouseDelve · 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.