
41 Rockbarton Court, Salthill, GalwayH91F348
€450,000
2 Bed~2 Bath~56 m²~BER C
What you'll like:
- Prime coastal location: Situated just 500 metres from the famous Salthill Promenade and Blackrock diving tower, this property offers unmatched access to popular seaside attractions and scenic walks for maximum lifestyle convenience.
- Convenient own door access: The independent ground-floor entrance provides an enhanced sense of privacy and autonomy that mimics a traditional house rather than a standard multi-story apartment building.
- Recently renovated interior: The apartment has undergone a comprehensive modern refresh, allowing new owners to move straight in without incurring immediate costly repair or updating expenses.
- Turnkey presentation standard: Beautifully finished spaces throughout feature high-quality laminate flooring, tiled wet areas, and contemporary fixtures that create an inviting and sophisticated aesthetic for occupants.
- Spacious open plan living: The generous living and dining zone incorporates abundant natural light and a cosy stove insert, making it an ideal environment for everyday relaxation and hosting guests.
- Master bedroom en suite: The main bedroom includes a private adjoining bathroom equipped with an electric shower, adding a layer of daily luxury and convenience for the primary resident.
- Practical built-in storage: Both double bedrooms feature integrated wardrobes, which maximises available floor space and provides ready-made storage solutions for clothing and personal belongings.
- Designated parking space: The inclusion of private off-street parking in a bustling seaside suburb solves a common urban vehicle storage headache and guarantees a secure spot upon arrival.
- Tranquil mature development: Positioned in a quiet complex surrounded by well-maintained communal grounds adjacent to Pearse Stadium, residents enjoy a peaceful residential atmosphere despite the central location.
- South-facing communal gardens: The professionally maintained outdoor green areas capture optimal sunlight throughout the day, offering a pleasant shared environment for outdoor relaxation and leisure.
- Proximity to major institutions: University of Galway and University Hospital Galway are within easy reach, making this a strategic purchase for medical professionals, university staff, or academic investors.
- Recreational club access: Nearby amenities include the Galway Lawn Tennis Club and Galway Golf Club, catering directly to buyers who enjoy active sports and social memberships close to home.
- Vibrant local amenities: Residents benefit from a short stroll to Salthill village, which boasts a rich selection of popular cafés, bars, restaurants, and essential retail shops.
- Strong rental appeal: The combination of a highly sought-after seaside address and proximity to educational hubs creates excellent potential for sustained tenant demand and healthy investment yields.
- Manageable floor area: Measuring approximately 56 square metres, the compact footprint ensures straightforward domestic upkeep, lower utility consumption, and efficient daily living management.
- Double bedrooms: Offering two genuine double sleeping quarters rather than single box rooms ensures the layout easily accommodates couples, sharing professionals, or visiting family members.
- Natural light throughout: Thoughtful positioning of windows in both bedrooms, the kitchen, and the main living spaces guarantees bright interiors that enhance the overall sense of volume.
- Established management structure: An active management company oversees the upkeep of the development and communal spaces, ensuring long-term structural maintenance and neighborhood standards are preserved.
- Clear annual fees: The stated management fee of 1,500 euros provides predictable budgeting for shared building insurance, waste management, and ongoing estate upkeep.
- Exceptional accessibility: The ground-floor configuration avoids the daily hassle of stairs or lifts, making it highly accessible for individuals with varying mobility requirements.
But keep in mind:
- Sub-optimal BER rating: The C energy rating indicates that thermal performance is only average, meaning heating costs could be higher and future retrofitting may be required to meet modern standards.
- Electric heating reliance: The property relies on electric heating systems, which can prove more expensive to operate compared to natural gas or modern heat pump alternatives.
- Compact floor space: At approximately 56 square metres, buyers should verify whether the overall room dimensions adequately accommodate long-term lifestyle needs and larger furniture items.
- Management fee exposure: The annual management fee of 1,500 euros represents an ongoing fixed ownership cost that will require regular budgeting and is subject to future inflationary increases.
- Stadium event congestion: Being adjacent to Pearse Stadium means prospective buyers should investigate potential traffic congestion, match-day parking restrictions, and crowd noise during major sporting fixtures.
- Ground-floor security considerations: Ground-floor apartments inherently require careful attention to window locks and security measures to ensure peace of mind when properties are left vacant.
- Limited private outdoor space: While the communal gardens are south-facing and well-maintained, the absence of a private balcony or enclosed garden restricts exclusive outdoor leisure options.
- Potential parking constraints: While a designated space is included, visitors may struggle to find convenient short-term parking within the development during peak summer tourist seasons.
- Acoustic insulation check: Buyers should inspect the level of soundproofing between adjoining apartments and common hallways to ensure external noise from neighbors remains minimal.
- Ventilation and moisture: Smaller ground-floor layouts with tiled bathroom floors and interior kitchens should be inspected for adequate ventilation to prevent condensation and dampness issues.
- Salthill seasonal traffic: The heavy influx of tourists and beachgoers during summer months can create significant traffic bottlenecks along nearby approach roads and promenade routes.
- Sinking fund status: Buyers should request the management company accounts to verify whether adequate reserves are held in the sinking fund for major future capital expenditure projects.
- Storage limitations: Beyond the built-in wardrobes, the apartment lacks external or attic storage lockers, which could pose a challenge for hobbyists or sports enthusiasts with bulky gear.
- Kitchen size constraints: The galley-style kitchen measures 4.4 by 2.2 metres, which may feel narrow for multiple occupants preparing meals simultaneously or seeking extensive appliance integration.
- En suite and bathroom size: Both bathrooms measure 2.5 by 0.9 metres, representing relatively narrow footprints that prioritize compact fixture placement over expansive spa-like proportions.
- Leasehold legal review: Prospective purchasers must instruct their solicitor to thoroughly examine the lease covenants, apportionment of service charges, and rules regarding pet ownership.
- Future retrofit costs: Upgrading the C-rated thermal envelope to achieve a higher energy efficiency tier would require upfront capital investment in insulation or window replacements.
- Urban density factors: The central Salthill setting means residents must accept the ambient noise levels associated with a vibrant, densely populated coastal entertainment district.
- Insurance premium variations: Ground-floor properties in coastal areas should verify whether flood risk history impacts the cost or availability of comprehensive home insurance policies.
- Resale market liquidity: While highly desirable, two-bedroom apartments in this price bracket are sensitive to broader mortgage lending rules and interest rate fluctuations affecting buyers.
Price positioning
?
- The asking price appears somewhat overvalued relative to historical transactions within the immediate development, pushing significantly above previous transaction benchmarks recorded for similar sized properties in the same residential complex over recent years.
- Upward valuation signals stem from the recent comprehensive renovations, highly sought after coastal suburb location, own-door access, and turnkey presentation, which naturally command a notable premium over older unrefurbished units in the local area.
- Potential factors supporting such an elevated figure include intense regional housing demand, scarcity of modernised properties near the promenade, and ongoing inflation in construction costs, whereas broader macroeconomic interest rate pressures could undermine aggressive pricing.
- Overall positioning reflects strong seller ambitions capitalising on prime lifestyle appeal, though prospective buyers must weigh the compact floor area against the heavy financial premium attached to this specific highly desirable coastal neighbourhood.
Build Analysis
What we know from similar construction types
- The property is a ground-floor own-door apartment within a mature, purpose-built residential development, which offers advantages such as private access and no shared internal hallways.
- The listing notes the property has been recently renovated and is presented in turnkey condition, featuring high-quality laminate floors, tiled bathrooms, and built-in wardrobes.
- Heating is provided by electric systems, which a prospective buyer should inspect for efficiency and running costs compared to modern alternatives.
- The buyer should investigate the management company structure, annual service charges (noted at 1,500), what communal maintenance and insurance are covered, and any sinking fund provisions for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €900 to €1,300. Explanation: Given the apartment size of 56 square metres and a C energy rating with electric heating, energy consumption will depend heavily on individual usage habits and electricity tariffs.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in a well-established residential and coastal suburb with no major heavy industrial zones or prominent landfill sites immediately adjacent.
- Any minor legacy environmental concerns or localized emissions should be independently verified by prospective buyers during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Salthill at a reasonable distance from the immediate coastline, though coastal locations generally warrant checking local strategic flood maps.
- Buyers should review local authority flood risk assessments and insurance availability to confirm the precise vulnerability of the specific site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
13 ROCKBARTON COURT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €404,500.00
22 ROCKBARTON COURT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €370,000.00
24 ROCKBARTON COURT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €295,000.00
APT 2, ROCKBARTON COURT, SALTHILL
- Sale date
- Declared sale price
- €392,000.00
10 ROCKBARTON COURT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €352,000.00
Recent sales in the wider Salthill area
19 MONKSFIELD, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €1,150,000.00
124 DUN NA CARRAIGE, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €730,000.00
117 DUN NA CARRAIGE, BLACKROCK, SALTHILL
- Sale date
- Declared sale price
- €820,000.00
19 BRU NA MARA, FORT LORENZO, SALTHILL
- Sale date
- Declared sale price
- €475,000.00
GENTIAN HOUSE, KNOCKNACARRA, SALTHILL
- Sale date
- Declared sale price
- €1,550,000.00
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
41 ROCKBARTON COURT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €270,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €4,500 based on 1 percent of the asking price for residential property under one million euro
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay 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 mortgage purposes
- Surveyor fees: approximately €400 to €800 depending on the level of detail required
- Annual home insurance: estimated between €350 and €600 per year
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Salthill as a highly desirable and vibrant coastal suburb with great walkability to the Promenade.
- Community discussions often mention the convenience of being close to Pearse Stadium, local cafes, and amenities while maintaining a relatively quiet residential feel.
- Traffic management and parking during major events at Pearse Stadium are common topics of conversation among local homeowners.
- Property owners in the Salthill area regularly discuss the strong demand for rental properties and long-term investments due to proximity to the university and hospital.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment offers two bedrooms and ground-floor access, but at 56 m² (approx. 602 sq ft), space is limited for growing families, and there is no private enclosed garden.
- Teenagers4/10
While close to local amenities and the promenade, a two-bedroom apartment of this size provides limited personal space and privacy for teenagers.
- Multi-generational Living2/10
The compact 56 m² floor plan with two bedrooms and two bathrooms is entirely unsuitable for accommodating multiple generations together.
- Single Buyers9/10
This recently renovated, turnkey two-bedroom ground-floor apartment with parking in prime Salthill is an exceptional fit for single buyers seeking convenience and modern living.
- Couples9/10
Offering two double bedrooms, an en-suite, open-plan living, and a location close to the seafront and amenities, this is ideal for couples starting out or downsizing.
- Empty Nesters8/10
Ground-floor living, low maintenance, and a highly sought-after mature development make this a very comfortable option for those whose children have left home.
- Retirees8/10
The own-door ground-floor access and proximity to shops, medical facilities in Galway, and the Salthill Promenade suit retirees well, though management fees apply.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a home office setup in the second bedroom, though broadband speeds should be verified by the buyer.
- Hybrid Commuting8/10
Conveniently located for reaching Galway city centre and transport links for hybrid schedules.
- Retired8/10
Low-maintenance ground-floor living with nearby amenities makes this well-suited for retirement.
Practical
8 areas- Ageing in Place8/10
Ground-floor access and single-level living make this practical for ageing in place, subject to evaluating any internal door thresholds.
- Low Maintenance9/10
Recently renovated apartment in turnkey condition with managed communal areas and an annual management fee of 1,500.
- Secure Gated Entry5/10
Features private off-street parking and a mature setting, but buyers should verify if formal gated entry security is present.
- Minimalist Design7/10
Modern finishes, high-quality laminate floors, and a clean open-plan layout lend themselves to a contemporary aesthetic.
- Flexible Floor Plans5/10
A standard 56 m² two-bedroom apartment layout with fixed partition walls offering limited structural flexibility.
- Heritage Home2/10
This is a purpose-built, recently renovated modern apartment rather than a traditional period or heritage home.
- Ecological Setup5/10
Has a C BER rating and electric heating; buyers looking for high energy efficiency may wish to investigate upgrade options.
- Outdoor areas5/10
Benefits from south-facing communal gardens and green areas, but lacks private outdoor space like a balcony or private garden.
Interests
9 areas- Gardening3/10
There are well-maintained communal and south-facing green areas, but no private garden space for personal cultivation.
- Walking10/10
The short 500-metre walk to the Salthill Promenade and nearby beaches offers exceptional opportunities for coastal walks.
- Gym7/10
General fitness amenities and local clubs like Galway Lawn Tennis Club are nearby, though the specific presence of a local commercial gym should be verified.
- Cycling7/10
The flat coastal terrain around Salthill and Galway makes cycling a viable option for commuting or leisure.
- Golf8/10
Galway Golf Club is within easy reach of the property.
- Fishing6/10
Proximity to the coast offers sea angling opportunities nearby, though specific local fishing spots require local investigation.
- Horse Riding4/10
Equestrian facilities are generally located further out in the county rather than in this urban/suburban coastal setting.
- Water Sports9/10
Being right by the Salthill coastline, beaches, and Blackrock diving tower makes this ideal for swimming and water sports enthusiasts.
- Entertaining6/10
Features a generous open-plan living and dining space, though overall apartment sizing limits large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a quiet, mature residential complex adjacent to Pearse Stadium, though located in a vibrant and popular suburb.
- Rural Living1/10
This is an urban/suburban apartment setting in Salthill, completely removed from rural surroundings.
- Village Living8/10
Salthill village amenities, cafés, bars, and shops are just a short stroll away, providing a distinct community feel.
- Coastal Living10/10
Located only about 500 metres from the Salthill Promenade, beaches, and the Blackrock diving tower.
- Urban Living8/10
Positioned in a prime Galway suburb with easy reach to the city centre, University of Galway, and University Hospital Galway.
Social
6 areas- Community Involvement7/10
Mature residential development and proximity to Salthill village support local community engagement.
- Café Culture9/10
Salthill village offers a wide range of cafés, bars, and restaurants just a short stroll away.
- Nightlife7/10
Local pubs and eateries are plentiful in Salthill, with broader nightlife easily accessible in Galway city centre.
- Health/Wellness groups7/10
Proximity to coastal amenities, tennis clubs, and local community spaces supports wellness activities.
- Networking Opportunities6/10
Mainly a residential suburb, though close proximity to the university and city provides professional networking access.
- Tech-Hub Connectivity6/10
Easy access to Galway city tech employers, though buyers should verify the actual broadband speeds available at the apartment.
Listing information
- Agent
- DNG Leonard & Heaslip
- Phone
- 091 565261
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-179EFCHouseDelve · 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.