28 Beechlawn Heights, Ballinasloe, County GalwayH53Y171
€250,000
3 Bath~114 m²~BER C1
What you'll like:
- Prime Residential Setting: Located in a highly sought-after area in Ballinasloe town, ensuring strong community appeal and convenient access to local conveniences.
- Generous Floor Area: Spans approximately 114 square meters, offering comfortable and practical living spaces suited for modern family requirements.
- Four Bedroom Accommodation: Features four well-proportioned bedrooms upstairs, providing ample private space for family members or home office setups.
- Master Ensuite Feature: Includes a dedicated ensuite bathroom attached to the primary bedroom, enhancing morning convenience and personal privacy.
- Ground Floor WC: Benefits from a convenient downstairs guest toilet, reducing traffic to upper-level bathrooms during visits.
- Spacious Living Room: The main reception room measures an impressive 3.77m by 5.44m, creating a comfortable environment for relaxation.
- Expansive Kitchen Dining: The large kitchen and dining area provides plenty of room for family meals and everyday domestic activities.
- Dedicated Utility Space: Features a separate utility room off the kitchen, keeping laundry appliances hidden away from the main cooking zone.
- Gas Fired Heating: Equipped with a gas-fired central heating system, delivering responsive warmth and efficient climate control throughout the dwelling.
- Attic Access Ladder: Includes a convenient Stira stairs providing safe and easy access to the overhead attic storage space.
- Fitted Bedroom Storage: All bedrooms come complete with integrated fitted wardrobes, maximizing floor space and storage capability from day one.
- Excellent Condition Interior: The residence is presented in wonderful decorative order throughout, meaning buyers can move in with minimal immediate outlay.
- Immediate Occupancy Ready: Marketed as ready for immediate occupation, which helps streamline the purchasing timeline for motivated buyers.
- Enclosed Rear Garden: Features a large, secure garden to the rear with laid lawns, offering a safe environment for children and pets.
- Town Centre Proximity: Situated within comfortable walking distance of Ballinasloe town centre and its wide array of local amenities.
- Motorway Access Proximity: Located approximately a two-kilometre drive from the M6 Dublin to Galway motorway, facilitating straightforward regional commuting.
- Attractive Asking Price: Positioned at €250,000, presenting an accessible entry point for a spacious four-bedroom home in this region.
- Open Viewing Scheduled: Offers a clear upcoming open viewing date in September 2026, making it straightforward to arrange an initial physical inspection.
- Established Estate Location: Situated within Beechlawn Heights, a known residential neighborhood with settled surroundings and community character.
- Professional Representation: Marketed by an established estate agency, ensuring structured communication and guided negotiations for interested purchasers.
But keep in mind:
- C1 Energy Rating: The BER rating sits at C1, which means future owners may want to upgrade insulation or heating controls to improve energy efficiency.
- Untested Services Warning: The disclaimer notes that fixtures, fittings, and services have not been tested, requiring thorough independent checks by your surveyor.
- Approximate Measurements: All room dimensions in the description are stated as approximate, so buyers should verify exact floor areas independently.
- Future Retrofit Costs: Bringing the energy performance indicator of 168.9 kWh/m2/yr down to modern standards could involve notable capital investment.
- Gas Supply Verification: Buyers should confirm whether the gas heating relies on mains supply or an estate-managed bulk tank system.
- Attic Insulation Check: The presence of a Stira stairs suggests attic utilization, but purchasers should inspect insulation depth and flooring condition.
- Boundary Line Confirmation: The exact legal boundaries of the large enclosed rear garden should be carefully verified against the title maps.
- Management Company Status: It is unclear if the estate has an active residents association or maintenance fees for communal green spaces to investigate.
- Parking Provision Details: The listing does not explicitly detail off-street parking capacity, so buyers should check driveway space during viewings.
- Traffic and Parking Flow: Being an estate setting, purchasers should observe local parking congestion during peak evening and morning hours.
- Acoustic Insulation Check: Semi-detached construction means buyers should check soundproofing levels between neighboring properties during inspections.
- Window and Door Seals: Double glazing condition should be checked for drafts or seal failures, particularly given the C1 energy rating.
- Plumbing System Capacity: The 3-bathroom layout requires a check of water pressure and boiler capacity to ensure simultaneous hot water availability.
- Ventilation in Wet Rooms: Bathrooms, the ensuite, and the utility room should be inspected for adequate mechanical or natural ventilation to prevent dampness.
- Electrical Distribution Board: Buyers should have an electrician inspect the fuse board and circuit breakers to ensure compliance with current safety standards.
- Appliance Inclusion Clarification: It must be confirmed in writing whether kitchen white goods and utility appliances are included in the purchase price.
- Surface Water Drainage: Inspect the rear garden layout to ensure rainwater runoff drains properly away from the building foundations.
- Broadband Infrastructure: Purchasers working from home should verify the availability of high-speed fiber broadband connections in this specific neighborhood.
- Local Planning Developments: Buyers should check local authority planning registers for any potential future residential or commercial developments nearby.
- Structural Survey Recommendation: Given that the property is sold as seen, commissioning a comprehensive pre-purchase structural survey is strongly advised.
Price positioning
?
- The asking price appears undervalued because it is set notably below recent local transaction figures recorded within the immediate residential estate, suggesting a potentially competitive entry point designed to generate significant market interest.
- Valuation signals indicate a strong disparity between the current marketing figure and actual achieved prices on the same street, where similar properties have commanded substantially higher amounts in recent months.
- Factors that could support such a conservative price include a requirement for cosmetic modernization or urgent repairs, whereas robust local demand and excellent proximity to major transport links would normally undermine a discount.
- Additional relevant market dynamics involve the C1 energy rating, which performs moderately well but may leave room for future thermal upgrades compared to more efficient contemporary builds in the surrounding area.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached residence extending to approximately 114 square metres (1,227 sq ft) with a gas-fired central heating system and a stira stairs providing access to the attic area.
- A buyer should verify the insulation levels in the attic and walls to understand how the property achieves its C1 rating and whether any upgrades are needed for enhanced energy efficiency.
- As with any pre-owned semi-detached home, a structural survey should be carried out to check for any dampness, party wall considerations, and the general condition of the roof and plumbing fixtures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately 1,200 to 1,600 euro.
- Explanation: Based on a floor area of 114 square metres and a C1 BER rating, indicating moderate energy efficiency with gas-fired central heating, though actual costs will vary depending on occupant habits and energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential neighbourhood with no prominent heavy industrial facilities or active large-scale landfills immediately adjacent.
- Any historical or localized environmental concerns should be independently verified by prospective buyers through local authority records.
Flood Safe
7/10Water overflow reports to follow up
- The immediate residential area does not feature prominent historical surface water flooding reports in typical listing feedback, though regional river systems require general awareness.
- Prospective buyers are advised to consult local flood maps and environmental agencies to fully assess any potential flood risk associated with the broader Ballinasloe area.
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
15 BEECHLAWN HEIGHTS, BEECHLAWN, BALLINASLOE
- Sale date
- Declared sale price
- €150,000.00
Recent sales in the wider Ballinasloe area
OCHILMORE, LAWRENCETOWN, BALLINASLOE
- Sale date
- Declared sale price
- €295,000.00
3 PAIRC AN TOBAIR, CALTRA, BALLINASLOE
- Sale date
- Declared sale price
- €420,000.00
LISSACARHA, KILKERRIN, BALLINASLOE
- Sale date
- Declared sale price
- €295,000.00
ARDGRAIGUE, KILLIMOR, BALLINASLOE
- Sale date
- Declared sale price
- €365,000.00
34 LIOS GARBH, KILGARVE, BALLINASLOE
- Sale date
- Declared sale price
- €290,000.00
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
- Stamp duty: Approximately 2,500 euro based on 1 percent of the 250,000 euro asking price for residential property under 1 million euro.
- Solicitor legal fees: Approximately 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: Approximately 175 to 400 euro depending on the registration type and property value.
- Property valuation fees: Approximately 150 to 250 euro if required for mortgage purposes.
- Surveyor fees: Approximately 300 to 600 euro depending on the level of detail in the structural survey.
- Annual home insurance: Approximately 400 to 800 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in Ballinasloe due to its proximity to the M6 motorway linking Dublin and Galway.
- Local forums often highlight the strong sense of community and family-friendly nature of residential estates in the town.
- Discussions in the area commonly focus on local amenities, including schools, shopping facilities, and sports clubs being within easy reach.
- Traffic flow and commuting times to larger employment hubs are occasional topics of interest among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and an enclosed rear garden, making it very suitable for young children and family life.
- Teenagers8/10
Four well-proportioned bedrooms provide adequate independent personal space for teenagers within a popular residential setting.
- Multi-generational Living5/10
A standard semi-detached layout with all bedrooms on the upper floor offers limited adaptability for multi-generational requirements.
- Single Buyers7/10
A spacious four-bedroom home offering room to grow, though the asking price and upkeep might be higher than entry-level single properties.
- Couples9/10
Provides ample space for couples looking to start a family or needing dedicated home-office areas.
- Empty Nesters6/10
Four bedrooms provide plenty of space for visiting guests, but the two-story layout may feel larger than necessary for empty nesters long-term.
- Retirees5/10
While located in a residential area close to amenities, the stairs-only bedroom layout and two-story configuration are less ideal for retirement years without modifications.
Work
3 areas- Remote Working8/10
Four bedrooms provide excellent flexibility to convert spare rooms into dedicated home offices for remote professionals.
- Hybrid Commuting7/10
Benefiting from being approximately a 2-kilometre drive from the M6 Dublin to Galway motorway, facilitating hybrid commutes.
- Retired6/10
Close proximity to town amenities suits retirees, though the two-story layout should be considered for long-term accessibility.
Practical
8 areas- Ageing in Place5/10
Features a standard two-story layout with stairs, meaning modifications might be required for long-term ageing in place.
- Low Maintenance7/10
Presented in excellent condition with modern features like gas-fired central heating and fitted wardrobes, ensuring straightforward upkeep.
- Secure Gated Entry2/10
An open-style suburban residential estate setup rather than a gated development.
- Minimalist Design6/10
Traditional semi-detached layout with defined rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Four bedrooms and a stira stairs to the attic area offer good storage and flexible room utilization options.
- Heritage Home2/10
A modern semi-detached property rather than a period or heritage home.
- Ecological Setup6/10
Achieves a respectable C1 BER rating, indicating reasonable energy performance for its type.
- Outdoor areas8/10
Includes laid lawns and a large enclosed garden to the rear, offering private outdoor space.
Interests
9 areas- Gardening7/10
Features laid lawns and a large enclosed garden to the rear, offering good potential for gardening enthusiasts.
- Walking8/10
Positioned within walking distance of all local amenities and the town centre, encouraging daily walks.
- Gym6/10
Town location provides reasonable access to local fitness facilities and community health options.
- Cycling6/10
The town setting allows for straightforward cycling to local shops and schools, though regional routes vary.
- Golf6/10
Ballinasloe and the surrounding County Galway area offer local golf course options within driving distance.
- Fishing7/10
Ballinasloe is well known for its proximity to the River Suck, offering great opportunities for fishing enthusiasts.
- Horse Riding5/10
Rural parts of County Galway offer equestrian facilities, though access depends on travel outside the immediate town.
- Water Sports4/10
Limited to local river activities, with major water sports generally requiring travel to larger lakes or the coast.
- Entertaining8/10
Features a spacious kitchen/dining area, separate living room, and a large enclosed rear garden suitable for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a much sought-after residential area in Ballinasloe Town, offering a generally peaceful suburban environment.
- Rural Living3/10
This is a town residential setting rather than a rural escape, positioned within Ballinasloe.
- Village Living6/10
Ballinasloe provides a vibrant town atmosphere with community amenities within walking distance.
- Coastal Living1/10
Inland location in County Galway with no proximity to the coast.
- Urban Living6/10
Located within Ballinasloe Town offering convenient access to local shops, services, and amenities.
Social
6 areas- Community Involvement7/10
An established residential neighborhood in Ballinasloe provides good opportunities to integrate into the local community.
- Café Culture6/10
Proximity to the town centre ensures reasonable access to local cafes and social spots.
- Nightlife5/10
Standard town nightlife offerings are available locally, though major nightlife hubs require travel to larger cities.
- Health/Wellness groups6/10
Local town infrastructure supports community and wellness activities.
- Networking Opportunities5/10
Primarily a residential suburb, with business networking more prominent in major urban centres like Galway or Athlone.
- Tech-Hub Connectivity5/10
Standard residential broadband applies; buyers should verify specific high-speed fiber internet availability for tech work.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-FF2294HouseDelve · 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.