26 Ros Caoin, Roscam, GalwayH91H2PH
€380,000
3 Bed~3 Bath~BER C
What you'll like:
- Front development placement: Positioned towards the front of the estate, this home offers quick access to the main entrance while avoiding deep interior navigation. This layout convenience saves daily commute time when leaving the residential area.
- Renowned builder pedigree: Constructed by O'Malley, the estate is widely regarded for its reliable build quality and attractive architectural style. This proven developer history often supports stronger long-term property value retention.
- Dual en-suite bedrooms: Featuring two en-suite bathrooms on the upper floor, the layout provides exceptional privacy and convenience for household members or guests. This amenity reduces morning bathroom congestion in shared family living environments.
- Extended rear garden: The property boasts a longer than usual outdoor space, offering enhanced privacy and flexible landscaping potential. Buyers with children or pets will greatly appreciate this extra room for outdoor activities.
- South westerly aspect: The rear garden benefits from a favourable south-westerly orientation, capturing abundant afternoon and evening sunlight. This natural daylight makes the patio and garden spaces much more inviting for outdoor relaxation.
- Substantial block shed: A solid, block-built storage shed is already erected in the back garden, offering secure space for tools and equipment. This permanent structure saves the buyer the expense of purchasing and installing a temporary alternative.
- Convenient gas heating: Equipped with a gas-fired central heating system, the home promises efficient and responsive temperature control throughout the colder months. This fuel type is generally preferred for its quick heat-up times and reliability.
- Built-in bedroom storage: Every single bedroom comes fitted with practical built-in wardrobes, maximizing floor space and storage capacity. This eliminates the immediate need to purchase bulky freestanding furniture upon moving into the property.
- Attractive living room bay: The main reception room features a charming bay window that enhances natural light and architectural character. This design detail creates a bright, welcoming focal point for the front-facing living area.
- Dedicated guest W.C.: A convenient downstairs toilet is located off the hallway, ensuring visitors do not need to access private upstairs bathrooms. This essential feature adds great practicality for daily family living and entertaining guests.
- Healthcare facility proximity: The residence sits within very close proximity to both Galway Clinic and Merlin Park Hospital. This close location is exceptionally convenient for healthcare professionals or anyone requiring easy medical access.
- Retail and shopping access: Nearby Briarhill Shopping Centre provides effortless access to everyday grocery stores, retail shops, and essential local services. This short travel distance significantly streamlines weekly shopping chores for busy household occupants.
- Motorway connectivity: The address offers exceptionally easy access to the M6 Galway-Dublin Motorway for seamless regional commuting. This transport advantage benefits professionals traveling outside the city for work or frequent weekend trips.
- Nearby commercial hubs: Major employment centres like Ballybrit, Parkmore, and Oranmore are all within a short drive from the neighborhood. This proximity cuts down daily commuting friction and attracts strong rental demand from local workers.
- Extensive recreational amenities: A short stroll leads to fantastic neighborhood green spaces featuring a basketball court, tennis court, and playground. These nearby facilities promote an active outdoor lifestyle for families with children of various ages.
- Beautifully landscaped estate: The development is known for its meticulously maintained green areas and mature, attractive planting schemes throughout. This strong pride of ownership in the management creates a very pleasant neighborhood atmosphere.
- Tiled hallway flooring: The entrance hall features durable tiled flooring, which easily handles wet footwear and heavy daily foot traffic. This practical material choice simplifies cleaning and protects the entryway from excessive wear and tear.
- Fitted kitchen appliances: The kitchen comes equipped with an integrated oven and hob alongside a practical range of fitted cabinets. This setup allows new owners to begin cooking immediately without needing to install basic culinary appliances.
- Ceiling coving details: Elegant ceiling coving is fitted across the main ground floor rooms, adding a touch of traditional architectural finish. This subtle detail elevates the interior aesthetic beyond standard modern box construction standards.
- Established residential community: Ros Caoin is an established and highly regarded neighborhood with a proven track record of community stability. Buying into such a recognized estate provides greater peace of mind regarding long-term neighborhood desirability.
But keep in mind:
- Moderate energy rating: The property holds a C energy rating, which is standard for older builds but lags behind modern energy-efficient homes. Buyers should budget for potential future insulation upgrades to reduce long-term heating costs.
- Unknown floor area: The total square footage of the residence is not provided in the listing details. Buyers must independently verify the exact floor dimensions to ensure the price per square metre aligns with market expectations.
- Undisclosed property type: The exact legal property type classification requires careful confirmation during the conveyancing process. Buyers should check the title deeds to confirm precise boundary lines and any shared structural obligations.
- Untested mechanical services: The auctioneer expressly notes that heating apparatus, fixtures, and fittings have not been professionally tested. The buyer should commission a thorough independent survey to check the operational condition of the boiler.
- Approximate floor plans: Listed floor plans and measurements are provided strictly for guidance and may contain minor inaccuracies. Buyers must measure the rooms personally if exact furniture placement is critical to their living arrangements.
- Potential parking constraints: Terraced layouts in high-demand estates often feature limited designated parking spaces directly outside the front door. Buyers should inspect the driveway or communal parking arrangements during peak evening hours.
- Maintenance of shared greens: Estate management fees or shared maintenance structures for the communal green areas should be investigated. Buyers' legal representatives must clarify if there is an active residents' association and associated annual dues.
- Upstairs bathroom sizing: The third bedroom is notably compact at just over six square feet in width, limiting its functional use. This room may only be suitable as a small home office, nursery, or walk-in wardrobe space.
- En-suite ventilation checks: Both upper-floor en-suite shower rooms require careful inspection to ensure adequate mechanical or natural ventilation is present. Inadequate airflow in these internal spaces could lead to long-term moisture and mold issues.
- Patio slab weathering: The rear paved patio area should be inspected for shifting slabs, weed growth, or poor drainage gradients. Addressing outdoor hardscaping flaws can add unexpected costs to immediate post-purchase property maintenance budgets.
- Block shed condition: While the rear shed is a great asset, its roof integrity and damp-proofing should be thoroughly checked. Older outbuildings can suffer from water ingress if roofing felt or masonry has degraded over time.
- Traffic noise exposure: Being situated towards the front of a popular residential development could expose the home to estate traffic. Buyers sensitive to vehicle movement should visit the property at different times to assess ambient noise.
- Gas boiler lifespan: The age and service history of the gas heating boiler are not explicitly detailed in the marketing particulars. Buyers should request recent service records or budget for a potential boiler replacement in the near future.
- Window seal integrity: Double-glazed windows throughout the home should be examined for failed seals, condensation, or draft leaks. Replacing compromised window panes can add significant unexpected costs to homeownership expenses.
- Attic insulation levels: The thermal insulation within the attic space should be physically inspected to confirm current depth and compliance. Upgrading loft insulation is usually necessary to improve the current C energy performance rating.
- Kitchen cabinetry wear: The fitted kitchen units should be checked for water damage, warped hinges, or worn countertop surfaces. A dated or heavily used kitchen may require cosmetic or full structural replacement sooner than anticipated.
- Upstairs flooring material: The listing does not specify the flooring type installed on the first-floor landing and bedrooms. Buyers should check whether carpets need immediate professional cleaning or total replacement upon taking possession.
- Boundary fence condition: The legal boundaries and dividing fences enclosing the long rear garden must be verified by the solicitor. Unclear responsibility for boundary maintenance can occasionally lead to disputes with adjoining neighbors.
- Water pressure performance: Prospective buyers should test the hot and cold water pressure across all three bathrooms simultaneously. Low pressure in the en-suite showers could indicate scaling issues or outdated plumbing infrastructure.
- Future extension limits: The presence of a long rear garden and block shed may restrict the footprint of any future ground-floor extensions. Buyers hoping to expand the kitchen area must check local planning guidelines before purchasing.
Price positioning
?
- The asking price appears reasonably valued or potentially conservative when compared directly against recent verified transactions within the exact same residential development, aligning closely with similar terraced properties that have traded recently.
- Valuation signals show a competitive entry point given that other properties in the immediate estate have achieved higher figures, pointing towards strong underlying demand for homes in this specific suburban location.
- Support for this price level comes from the property's advantageous features such as two en-suite bedrooms and a south-westerly garden, while factors that could push valuations higher include potential cosmetic upgrading for its C energy rating.
- Overall market relevance is strongly supported by proximity to major employment hubs and hospitals, ensuring robust buyer interest that could easily drive the final achieved price above the initial asking level.
Build Analysis
What we know from similar construction types
- The property is located within a well-regarded, established development built by O'Malley, known for generally consistent construction standards in the area.
- Features gas-fired central heating and a block-built shed in the rear garden, which should be inspected for structural integrity and dampness.
- The layout includes three bedrooms with two en-suites and a main bathroom, meaning multiple wet areas that require standard checks for ventilation and plumbing maintenance.
- A buyer should verify the condition of the gas boiler, windows, and roof space, and ensure all planning compliance and building regulations were met for any alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: This estimate is based on the property having a BER rating of C with gas-fired central heating for a three-bedroom terraced home, though actual costs will vary depending on individual energy usage habits and fuel price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established suburban development raised above immediate major water bodies, suggesting a generally low likelihood of pluvial or fluvial flooding.
- Prospective purchasers are advised to consult national flood hazard mapping and local authority reports to confirm historical flood resilience for the specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
68 ROS CAOIN, ROSCAM, DOUGHISKA
- Sale date
- Declared sale price
- €600,000.00
130 ROS CAOIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €380,000.00
225 ROS CAOIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €627,500.00
47 ROS CAOIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €470,000.00
52 ROS CAOIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €480,000.00
Recent sales in the wider Roscam area
66 AN REILEAN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €695,000.00
66 CAISEAL CAM, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €456,000.00
87 AN DUIRLING, ROSCAM, GALWAY CITY
- Sale date
- Declared sale price
- €462,000.00
11 TUAIRIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €560,000.00
328 BOIREANN BEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €378,000.00
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 €3,800 based on 1% of the asking price for a residential property up to €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 for a mortgage valuation report.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Roscam area frequently discuss the high quality of local green spaces and the well-maintained community amenities within the development.
- Traffic congestion during peak morning and evening commuting times near major access routes toward the industrial parks and city centre is a common topic of local discussion.
- The proximity to major employment hubs such as Parkmore and Ballybrit makes the neighbourhood popular among working professionals.
- Local forums often highlight the convenience of having healthcare facilities like the Galway Clinic and Merlin Park Hospital within close proximity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located near a recreational and amenity area featuring a playground, making it very suitable for families with young children.
- Teenagers7/10
With three bedrooms and nearby sports facilities including a basketball court and tennis court, teenagers will find plenty of space and activity options.
- Multi-generational Living5/10
A three-bedroom terraced layout provides decent room, though multi-generational living might feel slightly restricted compared to detached homes.
- Single Buyers7/10
A manageable three-bedroom home offering good accommodation, convenient access to employment hubs, and local amenities.
- Couples8/10
Provides ample space with three bedrooms, two en-suites, and a south-westerly facing rear garden ideal for couples starting out.
- Empty Nesters7/10
Manageable size with a well-maintained development setting, though stairs are present across the two-storey layout.
- Retirees6/10
Located in a regarded development close to hospitals and local amenities, though prospective buyers should verify accessibility requirements.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows flexibility to set up a dedicated home office space.
- Hybrid Commuting8/10
Offers easy access to the M6 Galway–Dublin motorway and short drives to major employment hubs like Parkmore and Ballybrit.
- Retired7/10
Proximity to Merlin Park Hospital and Galway Clinic provides peace of mind for retired occupants.
Practical
8 areas- Ageing in Place6/10
Single-family layout with ground floor facilities, though buyers should verify internal mobility options across two storeys.
- Low Maintenance7/10
Modern terraced home design featuring gas central heating and built-in wardrobes.
- Secure Gated Entry1/10
The development is open-access rather than a secure gated community.
- Minimalist Design6/10
Standard contemporary residential layout with clean room proportions.
- Flexible Floor Plans6/10
Three bedrooms and dual en-suites offer functional layout flexibility for various household needs.
- Heritage Home1/10
This is a modern O'Malley-built development rather than a period or heritage property.
- Ecological Setup5/10
Standard gas heating system with a C BER rating; buyers may wish to investigate energy efficiency upgrades.
- Outdoor areas8/10
Benefits from a long rear garden with a paved patio area, lawn, and block-built shed enjoying a south-westerly aspect.
Interests
9 areas- Gardening7/10
Features a long rear garden with a lawn and paved patio area, offering a solid space for gardening enthusiasts.
- Walking7/10
Proximity to landscaped green areas and local recreational spaces supports regular walking routines.
- Gym6/10
Proximity to local commercial hubs and city amenities allows for reasonable access to fitness facilities.
- Cycling6/10
Accessible suburban location with connecting routes towards the city and surrounding areas.
- Golf5/10
General access to the wider Galway region where golf courses are located, though none are immediately adjacent.
- Fishing4/10
Coastal and river options exist within the broader county, but require travel from this suburban location.
- Horse Riding3/10
Equestrian facilities are typically found further out in the rural parts of the county.
- Water Sports5/10
Proximity to Galway Bay offers potential for water sports with a short drive.
- Entertaining8/10
Features a kitchen/dining room and a long south-westerly facing rear garden with a patio and block-built shed ideal for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a highly regarded and beautifully maintained residential development, though it remains close to suburban amenities and transport routes.
- Rural Living2/10
This is an established suburban residential development rather than a rural setting.
- Village Living5/10
Offers a community feel within a large development, close to local services and short drives to nearby areas like Oranmore.
- Coastal Living4/10
Located on the eastern side of Galway city with general coastal proximity, though not directly on the coast.
- Urban Living7/10
Conveniently positioned for accessing Galway city amenities, local shopping centres, and hospitals.
Social
6 areas- Community Involvement7/10
Located within an active, well-established residential community with communal green spaces and recreational amenities.
- Café Culture6/10
Local shopping centres and nearby suburban nodes provide access to local cafes.
- Nightlife5/10
Mainly residential suburban area, requiring a trip into Galway city centre for extensive nightlife.
- Health/Wellness groups6/10
Proximity to local parks, tennis courts, and community spaces supports wellness activities.
- Networking Opportunities6/10
Good connectivity to local business parks and Galway city professional networks.
- Tech-Hub Connectivity8/10
Very close proximity to major tech and business employers in Parkmore and Ballybrit.
Listing information
- Agent
- Mullery Auctioneers Ltd
- Phone
- 091 567 275
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-34F4C8HouseDelve · 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.