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28 Beechlawn Heights, Ballinasloe, County GalwayH53Y171

SALE AGREED

Last asking price: €250,000

4 Bed~3 Bath~114 m²~BER C1

What you'll like:

  • Competitive Asking Price: The property is offered at two hundred fifty thousand euros, presenting an accessible entry point for buyers seeking a four-bedroom family home in this established regional town location.
  • Desirable Location: Situated in a prime residential neighbourhood in Ballinasloe Town, providing future residents with a sought-after address close to local community hubs and essential daily conveniences.
  • Spacious Floor Plan: Encompassing approximately one hundred fourteen square metres of interior space, the layout offers generous proportions that comfortably accommodate growing families or those working remotely.
  • Four Bedrooms: Features four well-sized bedrooms, ensuring ample private accommodation for family members, guests, or dedicated home office spaces without sacrificing personal comfort.
  • Master Ensuite: Includes a private ensuite bathroom attached to the primary bedroom, enhancing morning routines and providing a personal sanctuary away from the main family bathroom.
  • Ground Floor WC: Benefits from a convenient downstairs toilet facility, which significantly improves day-to-day practicality for residents and visiting guests alike.
  • Dedicated Utility Room: Offers a separate utility room for laundry and household chores, keeping noisy appliances out of the main kitchen and dining areas.
  • Generous Kitchen Dimensions: The kitchen and dining space measures over six metres by four metres, creating a brilliant central hub for everyday family meals and casual entertaining.
  • Bright Living Room: The front-facing living room provides a comfortable space to relax, featuring balanced proportions that easily accommodate standard family seating arrangements.
  • Fitted Wardrobes: All four bedrooms come equipped with fitted wardrobes, saving buyers the immediate expense of purchasing freestanding bedroom storage units upon moving in.
  • Attic Access Stira: Fitted with a stira stairs providing safe and easy access to the attic area, facilitating convenient storage of seasonal belongings and household items.
  • Enclosed Rear Garden: Features a large enclosed rear garden with laid lawns, offering a secure outdoor environment for children to play safely or for hosting summer gatherings.
  • Walkable Town Access: Positioned within convenient walking distance of all local amenities and the town centre, reducing reliance on vehicles for daily errands and school runs.
  • Motorway Proximity: Located approximately a two-kilometre drive from the M6 Dublin to Galway motorway, ensuring smooth regional commuting and excellent cross-country connectivity.
  • Ready for Occupancy: The residence is presented in excellent condition throughout, allowing new owners to move in immediately without undertaking urgent decorative or structural renovations.
  • Stable Pricing Strategy: Recorded asking price history shows the property has remained steady at two hundred fifty thousand euros, indicating a transparent and fixed pricing approach by the vendor.
  • Established Neighborhood: Beechlawn Heights is a recognized residential enclave in Ballinasloe, offering long-term community stability and reassuring neighborhood standards for prospective homeowners.
  • Natural Gas Heating: Equipped with a gas-fired central heating system, providing reliable and controllable warmth throughout the winter months compared to older oil or electric setups.
  • Outdoor Green Space: The property features well-maintained laid lawns to the front and rear, boosting curb appeal and providing pleasant green views from the windows.
  • Clear Offer Deadline: The structured deadline for final offers provides buyers with a transparent timeline, helping to reduce prolonged uncertainty in a competitive acquisition process.

But keep in mind:

  • Moderate Energy Rating: The building energy rating sits at C1 with an indicator of 168.9 kWh/m2/yr, which means future owners might want to upgrade insulation to lower long-term heating costs.
  • Unverified Services: The agent explicitly notes that heating apparatus, fixtures, and fittings have not been tested, so buyers should commission independent professional inspections before finalizing contracts.
  • Approximate Room Dimensions: Floor measurements provided are approximate guides only, meaning buyers needing exact dimensions for furniture planning should conduct their own thorough on-site remeasuring.
  • Potential Energy Upgrades: Achieving a higher energy efficiency rating than the current C1 score could require substantial capital investment in modern windows, doors, or heat pumps.
  • Tight Offer Deadline: The strict final offer deadline leaves a limited window for prospective purchasers to organize survey appointments, legal reviews, and mortgage loan approvals.
  • Gas System Maintenance: Buyers should verify the service history of the gas-fired central heating boiler to ensure it does not require an immediate, costly replacement or urgent servicing.
  • Attic Insulation Status: While stira access is provided, the thermal insulation levels within the unfloored attic space should be physically inspected to ensure compliance with modern standards.
  • Boundary Verification: Purchasers must instruct their legal representatives to carefully check the title maps to confirm the exact boundaries of the large enclosed rear garden.
  • Future Parking Capacity: Prospective buyers with multiple vehicles should inspect the driveway layout on-site to confirm adequate off-street parking provision for modern family needs.
  • Surface Water Drainage: Given regional weather patterns, buyers should investigate the rear garden drainage during wet weather to ensure surface water clears efficiently without pooling.
  • Window and Door Seals: The condition of double-glazed window and exterior door seals should be checked during a viewing to ensure there are no drafts or hidden moisture issues.
  • Management or Estate Fees: Buyers must verify through their solicitor whether there are any resident association charges or estate management fees applicable to the Beechlawn Heights development.
  • Kitchen Appliance Longevity: As integrated or freestanding kitchen appliances are rarely tested by agents, purchasers should budget for potential replacements soon after taking possession.
  • Ensuite Ventilation: The internal ensuite bathroom should be checked for adequate mechanical extraction to prevent moisture buildup, mold growth, and potential timber decay over time.
  • Plumbing Pressure Check: Interested parties should test the water pressure across both bathroom and kitchen taps to ensure the hot water system performs adequately during peak usage.
  • Electrical Sockets Count: Buyers accustomed to modern tech-heavy lifestyles should assess whether the number and placement of electrical sockets in each room meet their daily requirements.
  • Roof Timber Condition: Although hidden from view, buyers might consider a detailed structural survey to verify the integrity of the roof timbers accessible via the stira stairs.
  • External Finish Maintenance: The exterior render and paintwork should be inspected for hairline cracks or weathering that might necessitate cosmetic repainting in the near future.
  • Local Traffic Patterns: Because the development sits close to town amenities, buyers should visit the area at different times of day to gauge local traffic flow and school rush hours.
  • Sound Insulation Levels: As a semi-detached property, purchasers should be mindful of party wall sound transmission and verify noise insulation levels between neighboring residences.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks strongly undervalued compared with the available evidence.
  • The asking price appears undervalued relative to recent verified transactions on the same estate where comparable residences achieved substantially higher figures, suggesting a deliberate strategy to stimulate competitive bidding prior to the closing deadline.
  • Valuation signals strongly indicate potential underpricing given that similar four-bedroom properties in the wider locality command higher price points, pointing towards strong seller motivation to secure a prompt and decisive sale.
  • Market support for a higher valuation is clearly reinforced by recent completed sales data on the exact same street, while any risk of underperformance would likely stem from prospective buyers requiring unexpected capital expenditure for cosmetic or energy efficiency upgrades.
  • Relevant market dynamics include the convenient proximity to the town centre and the Dublin-to-Galway motorway, which significantly enhances the overall appeal and supports a strong likelihood of competitive offers exceeding the initial guide price.

Build Analysis

What we know from similar construction types

  • The property is a four-bedroom, three-bathroom semi-detached residence extending to approximately 114 m² (1,227 sq. ft.) featuring gas-fired central heating and a stira stairs to the attic area.
  • Fitted wardrobes are installed in all bedrooms, and the accommodation includes an ensuite bathroom alongside a utility room and ground floor W.C.
  • Buyers should investigate the operational status of all services and appliances, as standard fixture testing has not been performed.
  • Check boundary definitions and the condition of the large enclosed rear garden and laid lawns.
  • Verify compliance with local planning and building regulations, particularly regarding any historical extensions or structural alterations if applicable.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is between 1,200 and 1,600 euro.
  • This is based on the 114 square metre floor area and a C1 BER rating, utilizing the installed gas fired central heating system under typical usage patterns.

Environmental checks

Area-level evidence and things to investigate

Air quality

Nearby sites

Waste facilities

None found

Industrial facilities

None found

Nearby infrastructure

Overhead electricity lines

None found

Underground electricity cables

None found

Flood Safe

7/10

Water overflow reports to follow up

  • The general Ballinasloe area features sections situated near the River Suck and River Shannon catchment, which have experienced historical flooding in certain low-lying zones.
  • Buyers should consult local flood maps and undertake appropriate due diligence to establish the specific flood risk profile for this particular neighborhood.
Supporting evidence: Low

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 37 BEECHLAWN HEIGHTS, BALLINASLOE, GALWAY

    Sale date
    Declared sale price
    €305,000.00
  • 11 BEECHLAWN HEIGHTS, BALLINASLOE, GALWAY

    Sale date
    Declared sale price
    €305,000.00
  • 5 BEECHLAWN HEIGHTS, BALLINASLOE, GALWAY

    Sale date
    Declared sale price
    €380,000.00

Recent sales in the wider Ballinasloe area

  • KYLEMORE, LAURENCESTOWN, BALLINASLOE

    Sale date
    Declared sale price
    €80,000.00
  • RUANE, CREAGH, BALLINASLOE

    Sale date
    Declared sale price
    €30,000.00
  • 18 HAWTHORN CLOSE, CREAGH, BALLINASLOE

    Sale date
    Declared sale price
    €320,000.00
  • 11 DUN ESKER, BALLINASLOE, COUNTY GALWAY

    Sale date
    Declared sale price
    €274,000.00
  • 22 THE MEADOWS, MOUNTBELLEW, BALLINASLOE

    Sale date
    Declared sale price
    €280,000.00

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

  • 28 BEECHLAWN HEIGHTS, BEECHLAWN, BALLINASLOE

    Sale date
    Declared sale price
    €62,824.00

Buyer fees*

Associated expenses guide

  • Estimated stamp duty: €2,500 — 1% of €250,000.
    ?
    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 2,500 euro plus outlay and VAT.
  • Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
  • Property valuation fees: approximately 150 to 250 euro required by mortgage lenders.
  • Surveyor fees: approximately 400 to 800 euro for a structural pre-purchase survey.
  • Annual home insurance: approximately 350 to 650 euro depending on the level of buildings and contents cover chosen.

Forum Talk

What people are saying about this area

  • Residents frequently highlight Ballinasloe as a well-connected market town with good access to the M6 motorway linking Dublin and Galway.
  • Local discussions often centre around the convenience of living within walking distance of the town centre and local schools.
  • Community forums occasionally mention the balance of quiet suburban residential estates with essential retail and healthcare amenities nearby.
  • Prospective buyers in the area often discuss the value proposition of semi-detached housing stock relative to larger urban centres like Galway City.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    With four bedrooms, a secure and enclosed rear garden, and laid lawns, this property offers plenty of safe outdoor space for young children to play.

    8/10
  • Teenagers

    Four well-sized bedrooms provide adequate personal space for teenagers, and the home is located within walking distance of local town amenities.

    8/10
  • Multi-generational Living

    The semi-detached layout features four bedrooms and three bathrooms which helps with household flow, though a traditional semi-detached footprint has limitations for complete independence across multiple generations.

    6/10
  • Single Buyers

    The asking price of €250,000 for a four-bedroom home offers substantial space, though single buyers might find the maintenance of a four-bedroom property and large garden more than they need.

    7/10
  • Couples

    An attractive four-bedroom layout with a spacious kitchen/dining area and living room provides excellent room for couples planning to grow or host guests.

    8/10
  • Empty Nesters

    The property offers comfortable single-level living potential on the ground floor with a utility and W.C., though four bedrooms mean maintaining unused space.

    7/10
  • Retirees

    Situated in a sought-after residential area within walking distance of the town centre, making local services accessible, though buyers should verify accessibility features for ageing in place.

    7/10

Work

3 areas
  • Remote Working

    With four bedrooms, there is ample space to set up one or more dedicated home offices for remote work.

    8/10
  • Hybrid Commuting

    Located approximately a 2-kilometre drive from the M6 Dublin to Galway Motorway, making hybrid commuting viable.

    8/10
  • Retired

    Proximity to town amenities and healthcare services makes this a practical option for retirees looking for manageable suburban living.

    8/10

Practical

8 areas
  • Ageing in Place

    Includes a ground-floor W.C. and living spaces, but buyers should verify if bathroom facilities on the ground floor can accommodate long-term mobility needs.

    6/10
  • Low Maintenance

    Presented in excellent condition with gas-fired central heating and double glazing, though a four-bedroom house and garden require standard ongoing upkeep.

    7/10
  • Secure Gated Entry

    The listing does not indicate a secure gated entry system for the development.

    3/10
  • Minimalist Design

    Features a traditional semi-detached layout with defined rooms rather than an open-plan minimalist architectural style.

    5/10
  • Flexible Floor Plans

    Includes four bedrooms and a stira stairs to the attic area, offering versatile storage or conversion options, though standard room divisions apply.

    6/10
  • Heritage Home

    This is a modern or contemporary semi-detached residence rather than a historic or heritage property.

    2/10
  • Ecological Setup

    Has a C1 BER rating, indicating reasonable energy performance, though buyers might wish to investigate further energy upgrades.

    6/10
  • Outdoor areas

    Benefits from laid lawns and a large enclosed garden to the rear, offering great outdoor utility for various activities.

    8/10

Interests

9 areas
  • Gardening

    Features laid lawns and a large enclosed garden to the rear, providing a great canvas for enthusiastic gardeners.

    7/10
  • Walking

    Being within walking distance of all amenities and the town centre makes it easy to incorporate daily walks into a routine.

    8/10
  • Gym

    Proximity to the town centre allows reasonable access to local fitness facilities, though buyers should verify the exact distance to specific gyms.

    6/10
  • Cycling

    The suburban location and access to local roads make cycling into town or exploring the surrounding County Galway roadways straightforward.

    7/10
  • Golf

    Ballinasloe offers local recreational amenities, and buyers should verify the proximity of the nearest golf club.

    6/10
  • Fishing

    Ballinasloe is famously situated near the River Suck, offering strong opportunities for fishing enthusiasts in the area.

    7/10
  • Horse Riding

    While the rural parts of County Galway are great for equestrian activities, buyers should investigate local riding stables near the town.

    5/10
  • Water Sports

    Proximity to the River Suck allows for certain river-based activities, though major water sports would require travel to larger lakes or the coast.

    5/10
  • Entertaining

    The property boasts a spacious kitchen/dining room, a separate living room, and a large enclosed rear garden ideal for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in a prime residential area in Ballinasloe Town known as a sought-after neighborhood, generally offering a peaceful suburban environment.

    7/10
  • Rural Living

    This is a town-based semi-detached residence rather than a rural property, though County Galway features scenic countryside nearby.

    3/10
  • Village Living

    Positioned within Ballinasloe Town, offering a community-focused town atmosphere within walking distance of amenities.

    6/10
  • Coastal Living

    Ballinasloe is an inland location in County Galway with no immediate proximity to the coast.

    1/10
  • Urban Living

    Provides convenient access to town centre amenities and a short drive to the M6 motorway, blending town convenience with residential comfort.

    6/10

Social

6 areas
  • Community Involvement

    An established residential neighborhood in Ballinasloe provides good opportunities to engage with local community groups and events.

    7/10
  • Café Culture

    Being within walking distance of the town centre puts local cafes, shops, and social spots within easy reach.

    7/10
  • Nightlife

    Town centre pubs and local social venues are accessible on foot, offering typical town-level nightlife options.

    6/10
  • Health/Wellness groups

    Town-based location ensures reasonable access to local health practitioners, classes, and wellness groups.

    7/10
  • Networking Opportunities

    Ballinasloe provides local business networks, though major corporate networking hubs will typically require travel toward Galway or Athlone.

    5/10
  • Tech-Hub Connectivity

    Buyers should investigate local broadband speeds and fiber availability to ensure robust connectivity for tech-focused roles.

    5/10

Listing information

Agent
DNG Ivan Connaughton
Phone
090 666 3700
Current status
sale agreed
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-FF2294HouseDelve · Republic of Ireland

Report 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.