30 Glenenail Drive, Riverside, Tuam Road, Galway CityH91XT6T
€500,000
4 Bed~2 Bath~140 m²~BER D
What you'll like:
- Prime urban location: Situated right in the heart of Galway city near the Tuam Road, offering exceptional walking convenience to all central amenities and employment hubs.
- Substantial site area: The property sits on a generous plot measuring just under 0.23 of an acre, providing rare outdoor space for an urban home.
- Spacious family accommodation: Extends to approximately 140 square metres, delivering well-proportioned rooms across two levels that comfortably suit modern family living requirements.
- Four well-sized bedrooms: Features four properly proportioned bedrooms on the first floor, ensuring adequate private space for larger households or visiting guests.
- Ground floor bathroom: Includes a convenient ground floor bathroom equipped with a functional wet floor shower, enhancing accessibility for residents and visitors alike.
- Integrated garage space: Benefits from an attached garage that offers secure parking, valuable internal storage, or potential integration into the main living quarters.
- Useful utility room: A dedicated utility space on the ground floor helps keep laundry and household chores neatly organized away from main living areas.
- Attractive front garden: Features a beautifully finished and mature front garden that provides lovely green elevation views and strong immediate kerb appeal.
- Expansive rear yard: Includes a large tar and chipped yard to the rear, offering immense practical utility for vehicle parking, outdoor projects, or recreation.
- Significant development potential: The sizable site area and yard layout present clear future opportunities for extending the existing dwelling or adding a second unit.
- Established residential setting: Located at the welcoming entrance of the ever-popular Riverside estate, ensuring a stable, recognizable, and community-oriented neighborhood feel.
- Bright interior spaces: The layout is described as bright and airy, maximizing natural light penetration to create a welcoming and cheerful daily living environment.
- Functional kitchen setup: Features a functional kitchen positioned to the rear of the home, offering easy access to both dining areas and the back yard.
- Walkable lifestyle appeal: Being within an easy stroll of the city centre significantly reduces daily commuting friction and reliance on private motor vehicles.
- Investment upside: The combination of a city-centre location and development land characteristics creates strong long-term capital growth and wealth-generation potential.
- Comfortable family home: Already functioning as a comfortable residence, allowing buyers to move in immediately while planning any desired upgrades over time.
- Separate living and dining: Offers well-divided spaces for formal dining and relaxed living, preventing the ground floor from feeling cramped or overly open-plan.
- Established greenery: Mature landscaping in the front garden means buyers skip years of waiting for newly planted trees and shrubbery to establish privacy.
- Convenient transport links: Proximity to major arterial routes like the Tuam Road ensures smooth connectivity to surrounding industrial parks and regional transport networks.
- Strong rental demand: Central Galway properties with multi-dwelling potential historically attract robust tenant interest, safeguarding future letting or resale value.
But keep in mind:
- Sub-optimal energy rating: Carries a D energy rating, which indicates poor thermal efficiency and likely means higher heating bills until costly retrofits are completed.
- Oil-fired heating system: Relies on an oil heating system rather than modern natural gas or heat pumps, requiring manual fuel deliveries and regular boiler servicing.
- Traffic and noise exposure: Positioned near the busy Tuam Road corridor, meaning buyers should investigate potential noise pollution and peak-hour traffic congestion.
- Planning permission uncertainty: While the listing highlights development potential, buyers must independently verify local zoning rules before assuming a second dwelling is permitted.
- Outdated interior finishes: May require substantial capital expenditure to modernize dated kitchen, bathroom, and decorative elements to contemporary aesthetic standards.
- Upgrading costs for BER: Achieving a modern green energy standard from a D rating will necessitate significant financial investment in insulation, windows, and heating upgrades.
- Garage conversion complexity: Converting the integrated garage into habitable space would require professional architectural design and compliance with current building regulations.
- Wet room maintenance: The ground floor wet floor shower requires careful waterproofing management and regular grout maintenance to prevent long-term dampness issues.
- Surface water drainage: The large tar and chipped rear yard should be inspected for proper drainage grading to prevent pooling during heavy Galway rainfall.
- Boundary clarity checks: Buyers should have their legal representative thoroughly inspect title deeds to confirm exact boundaries of the 0.23-acre plot.
- Servitude and access rights: Investigate whether any neighboring properties share rights of way or utility access across the large rear yard space.
- Commercial proximity impacts: Proximity to commercial zones along the main road might introduce early morning delivery noise or light pollution worth checking in person.
- Potential asbestos presence: Given the age of typical housing stock in similar developments, buyers should survey for legacy hazardous materials before undertaking renovations.
- Roof and attic inspection: The condition of the roof timbers and insulation depth on a 140-square-metre footprint must be professionally surveyed to avoid hidden repair costs.
- Electrical compliance review: Older wiring systems in established city homes may need complete rewiring to safely handle modern electrical and appliance loads.
- Plumbing system age: Existing pipework and radiators connected to the oil boiler should be pressure-tested to guard against unexpected leaks after purchase.
- Local parking pressure: Despite the yard space, visitors parking near the estate entrance might face congestion during peak community hours.
- Development contribution levies: Any future plans to build a second dwelling on the site would likely incur substantial local authority development and connection charges.
- Window and door efficiency: Older double or single glazing units may contribute to heat loss and drafts, adding to immediate property remediation expenses.
- Resale liquidity risks: Properties with high development potential can sometimes skew toward specialized investor buyers rather than standard owner-occupiers during market downturns.
Price positioning
?
- The asking price appears somewhat overvalued because it commands a premium for a four-bedroom detached city footprint despite possessing a relatively weak energy rating that will likely demand immediate infrastructural expenditure from the buyer.
- Signals pointing towards overvaluation include the energy inefficiency of a D rating combined with a dated interior layout, whereas the substantial site area and proximity to the urban core act as balancing market signals.
- Factors that could significantly support this asking price involve future development potential on the expansive plot, while potential overpricing risks could be heavily undermined by high renovation costs required to bring the dwelling up to modern standards.
- Additional market relevance stems from the rarity of detached properties occupying large plots within walking distance of the city center, offering long-term investment upside that partially justifies the initial capital outlay.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom family residence extending to approximately 140 m² with an attached garage, situated on a large site of just under 0.23 acres.
- Features include an oil-fired heating system and a ground floor bathroom with a wet floor shower.
- The listing notes potential for further development or a second dwelling on the site, which a buyer should verify with local planning authorities regarding zoning, compliance, and regulations.
- A buyer should investigate the general condition of the structure, roof, and insulation levels, as well as the operational status of the oil heating system and existing services.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, placing it in the category requiring potential energy efficiency upgrades.
- A deep retrofit for a 140 m² detached home to bring it to a modern standard typically ranges from €40,000 to €70,000 or more, depending on the extent of external wall insulation, window replacements, heating system upgrades to a heat pump, and renewable energy installations like solar panels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €2,000 to €2,600.
- Explanation: Based on a 140 m² detached home with a D BER rating and an oil heating system, energy efficiency is lower than modern builds, leading to higher annual oil consumption for space heating and hot water.
Pollution Safe
8/10Environmental situation to investigate
- The location is within an established residential neighbourhood, appearing largely free from major heavy industrial facilities or active waste incinerators.
- Any historical industrial legacy or localized waste management concerns near urban transport corridors should be independently verified by prospective buyers.
Flood Safe
7/10Water 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 Riverside area
No verified results were found for this group in the previous five years.
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 €5,000 to €10,000 depending on the applicable residential rate for a €500,000 property.
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €130 to €700 depending on the registration type and value.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €600 to €1,200 for a structural survey of a 140 m² property.
- Annual home insurance: approximately €500 to €1,000 depending on the level of coverage and location.
Forum Talk
What people are saying about this area
- Residents note that the Riverside area offers convenient proximity to Galway city centre and local amenities, making it a popular location for families.
- Community discussions often highlight the strong potential for property modification and future development given the generous site sizes in established estates.
- Local forums frequently mention traffic management and commuting times along the Tuam Road artery during peak hours.
- Neighbourhood feedback points to a quiet, mature residential atmosphere despite the central urban setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a spacious, mature front garden and is located close to the city centre, making it safe and convenient for young families, though buyers should verify the safety of the surrounding busy roads.
- Teenagers8/10
Four bedrooms and a central location within easy walking distance of Galway City centre give teenagers great independence and space.
- Multi-generational Living6/10
With 140 square metres of space, four bedrooms, and a large site of just under 0.23 acres with development potential, there is room for expansion or multi-generational living arrangements, subject to planning.
- Single Buyers5/10
At €500,000 for a 140 square metre detached home with development potential, the scale might be larger and pricier than what typical single buyers are looking for.
- Couples7/10
Offers generous accommodation and a large garden area close to city amenities, ideal for couples planning for the future.
- Empty Nesters5/10
The four-bedroom detached house and large grounds might be more maintenance-heavy than empty nesters require, though the central location is a strong plus.
- Retirees6/10
Proximity to city amenities is excellent for retirees, but the property has a D BER rating and potential maintenance needs that should be investigated.
Work
3 areas- Remote Working7/10
Four bedrooms allow for flexible home office setups, though buyers should verify the broadband speeds available at the property.
- Hybrid Commuting8/10
The central location in Galway city makes hybrid commuting highly accessible via local transport links.
- Retired7/10
Convenient access to city amenities and healthcare facilities supports a comfortable retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
Features a ground floor bathroom with a wet floor shower, though multi-story living and general property maintenance should be evaluated for long-term accessibility.
- Low Maintenance4/10
With a D BER rating, a large 0.23-acre site, a mature garden, and a large rear yard, ongoing maintenance and potential energy upgrades will be required.
- Secure Gated Entry3/10
The listing does not mention secure gated entry; buyers should verify existing security features.
- Minimalist Design4/10
The property is a traditional four-bedroom detached family home with conventional well-apportioned rooms rather than a minimalist architectural design.
- Flexible Floor Plans7/10
Includes bright, well-apportioned living spaces, a utility room, a garage, and clear potential for future development.
- Heritage Home3/10
Appears to be a standard established residential dwelling rather than a designated heritage property.
- Ecological Setup3/10
The property relies on an oil heating system and holds a D BER rating, indicating room for environmental and energy efficiency improvements.
- Outdoor areas9/10
Features a beautifully finished mature front garden, a large tar and chipped rear yard, and an overall site area of just under 0.23 acres.
Interests
9 areas- Horse Riding4/10
An urban setting means equestrian facilities will require travel outside the immediate city centre.
- Water Sports6/10
Proximity to the River Corrib and Galway Bay provides access to various water sports.
- Gardening8/10
The property boasts a beautifully finished mature front garden and sits on a site of just under 0.23 acres, offering ample gardening space.
- Walking8/10
Being within easy walking distance of Galway City centre makes it very convenient for daily urban walks and accessing local services.
- Gym7/10
A city-centre location ensures good proximity to local fitness centres and health clubs.
- Cycling7/10
The central location allows for easy cycling into the city centre, though urban traffic conditions should be considered.
- Golf6/10
Proximity to Galway city provides reasonable access to regional golf courses.
- Fishing6/10
Galway's famous waterways and nearby coastal areas offer good fishing opportunities within a short distance.
- Entertaining8/10
Bright, well-apportioned living and dining rooms combined with a large front garden and expansive rear yard provide fantastic spaces for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located in the heart of Galway city on the Tuam Road, residents will experience typical urban activity rather than complete quiet.
- Rural Living2/10
This is a distinctly urban setting situated right in the heart of Galway city.
- Village Living5/10
While urban, the Riverside estate setting offers a distinct neighborhood feel close to local amenities.
- Coastal Living4/10
While Galway is a coastal city, this property is inland on the Tuam Road and does not offer direct coastal views or immediate beach access.
- Urban Living9/10
Located in the heart of Galway city with easy walking distance to the city centre and all amenities.
Social
6 areas- Community Involvement7/10
Being part of the popular Riverside estate and close to the city encourages active community engagement.
- Café Culture9/10
A short walk to the Galway city centre puts numerous cafes, restaurants, and social spots right on your doorstep.
- Nightlife8/10
Excellent proximity to city-centre pubs, restaurants, and entertainment venues.
- Health/Wellness groups8/10
Urban location ensures easy access to pilates & stretching studios, gyms, and wellness classes.
- Networking Opportunities8/10
Central city location provides great access to business networks and professional events.
- Tech-Hub Connectivity8/10
Galway city is a recognized tech and business hub, highly accessible from this location.
Listing information
- Agent
- Gohery Properties
- Phone
- (091) 790001 / 086 1730171
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-7A5444HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.