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49 Riverdale, Oranmore, GalwayH91V4X0

€339,000

4 Bed~3 Bath~90 m²~BER C3

What you'll like:

  • Village convenience: The property is situated within easy walking distance of local amenities in Oranmore village, providing exceptional everyday convenience for residents.
  • Commuter connectivity: Excellent transport links and proximity to major employment hubs make commuting to Galway City straightforward and efficient for working professionals.
  • Four bedrooms: Offering four well-proportioned bedrooms across three storeys, this home delivers flexible accommodation suitable for growing families or shared living arrangements.
  • Primary ensuite: The top-floor primary bedroom features a private ensuite bathroom, creating a comfortable and secluded retreat away from the main living areas.
  • Open-plan living: The ground floor boasts a bright open-plan kitchen and living area, designed to maximize natural light and facilitate modern family lifestyles.
  • Built-in storage: Two of the bedrooms feature built-in wardrobes, helping buyers save on furniture costs and maintain clutter-free living environments.
  • Three-storey layout: The distinctive vertical layout provides distinct separation between living spaces and sleeping quarters, enhancing privacy for multiple occupants.
  • Established development: Located in a popular and well-established residential neighborhood, buyers benefit from a stable community atmosphere and proven local demand.
  • Coastal proximity: Residents can enjoy nearby coastal walks and outdoor recreational facilities, enhancing lifestyle appeal for nature lovers and active families.
  • Local schools: The area is served by excellent local schools and sporting facilities, making it a highly practical choice for families with children.
  • Investment potential: High rental demand in the Galway commuter belt presents a strong opportunity for investors seeking a reliable yield-generating asset.
  • Natural light: Generous windows throughout the three-storey duplex townhouse ensure bright interiors, contributing to a welcoming and uplifting home atmosphere.
  • Modern layout: The functional architectural design makes efficient use of the ninety square meters, balancing room sizes with overall ease of maintenance.
  • Village charm: Oranmore offers a vibrant community atmosphere combining traditional village charm with contemporary cafes, restaurants, and essential retail shopping.
  • Supermarket access: Major supermarkets are located close by on your doorstep, significantly reducing the time required for weekly grocery shopping trips.
  • Leisure facilities: Local leisure amenities provide ample opportunities for fitness and recreation without requiring long travel times outside the immediate village.
  • Transport links: Proximity to major routes ensures seamless travel across the wider region, benefiting frequent drivers and public transport users alike.
  • Rental demand: Properties in this sought-after commuter town consistently attract strong interest from prospective tenants looking for accessible city alternatives.
  • Manageable footprint: The ninety square meter floor area offers comfortable living spaces without imposing excessive cleaning or maintenance burdens on owners.
  • Asking price balance: The listed price offers a competitive entry point for a four-bedroom residence within this highly desirable Galway commuter location.

But keep in mind:

  • BER rating C3: The C3 energy rating indicates that the property may require thermal upgrades to improve energy efficiency and lower heating bills.
  • Staircase density: The three-storey layout involves multiple flights of stairs, which could pose mobility challenges for young children or elderly residents.
  • Limited floor area: Spreading four bedrooms and three bathrooms across ninety square meters means individual rooms may feel compact in size.
  • Management fees: Buyers should verify if the development has an active owners management company, which would entail annual service charges for common areas.
  • Parking availability: High-density duplex developments often experience limited dedicated parking spaces, so buyers should confirm the exact allocation for this unit.
  • Sound insulation: Multi-story attached duplex homes can be susceptible to party wall noise transmission, requiring investigation into acoustic performance between units.
  • Upstairs bathrooms: With bedrooms and bathrooms split across multiple floors, plumbing maintenance and daily traffic flow between levels require careful consideration.
  • Storage limitations: Beyond the two built-in wardrobes, overall internal storage capacity appears modest and may necessitate creative organizational solutions.
  • Future retrofit costs: Upgrading the C3 energy rating to a more modern standard could involve significant capital expenditure on insulation or heating systems.
  • Ground floor layout: Open-plan ground floors can result in cooking odors and noise traveling freely throughout the primary living and entertaining space.
  • Commuter traffic: Popular commuter towns frequently experience peak-hour traffic congestion on access routes leading toward the main city employment centers.
  • Lack of private garden: Duplex properties often feature limited or shared outdoor space rather than a traditional private garden, impacting outdoor privacy.
  • Service charge risks: Unmanaged or poorly funded development estates can lead to neglected common areas and unexpected special levies for owners.
  • Roof level heat: Top-floor primary suites in three-storey townhouses can experience temperature fluctuations, becoming warm in summer and colder in winter.
  • Window maintenance: Multi-storey window arrangements can complicate routine exterior cleaning and maintenance tasks without specialized equipment or services.
  • Kitchen size: Open-plan layouts sharing space with living areas can restrict kitchen counter space and storage capacity for avid home cooks.
  • Resale liquidity: While generally popular, duplex property types can sometimes have different buyer pools compared to detached or semi-detached standard houses.
  • Ensuite ventilation: Buyers should check the top-floor ensuite for adequate mechanical ventilation to prevent moisture buildup and potential mold issues.
  • Waste management: Development-specific bin storage arrangements should be inspected to ensure convenient and hygienic disposal facilities for residents.
  • Boundary clarity: Buyers should have their legal representative thoroughly verify the exact property boundaries and title details associated with the duplex structure.

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 slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to recent localized transaction benchmarks within the immediate development, suggesting a premium is being sought for this specific multi-story layout.
  • Upward valuation signals stem from the desirable village location and four-bedroom configuration, whereas downward signals emerge when comparing the figure directly against historical neighborhood sales data.
  • Support for such a price could be reinforced by strong ongoing buyer demand for turnkey suburban homes near the city, while potential underperformance in energy efficiency could undermine buyer enthusiasm.
  • Additional relevance is found in the competitive nature of the local commuter housing market, where buyers often weigh floor area constraints against proximity to essential urban amenities.

Build Analysis

What we know from similar construction types

  • The property is a three-storey duplex townhouse with a floor area of 90 m² spread across multiple levels, which buyers should inspect for efficient vertical space utilization and potential sound insulation between floors.
  • With four bedrooms and three bathrooms contained within a 90 m² footprint, the room proportions on each level should be verified to ensure they meet comfortable living standards.
  • Buyers should investigate the management company structure, annual service charges, and any common area maintenance rules typical of multi-unit duplex developments in Oranmore.
  • The BER rating is C3, indicating that the building envelope meets moderate energy efficiency standards, but buyers may want to check the specific heating systems and insulation levels in place.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 1200 to 1600 euro
  • This estimate is based on the property size of 90 square metres and a C3 BER rating, which indicates moderate energy efficiency and typical heating demands for a three-storey duplex townhouse.

Pollution Safe

9/10

Environmental situation to investigate

  • The location is situated in a well-established residential suburb with no apparent major industrial pollution or heavy manufacturing facilities nearby.
  • Any historical or localized environmental concerns are not prominently documented, though buyers should verify local records for complete peace of mind.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is located within an established suburban residential development in Oranmore village rather than an immediate coastal or high-risk flood plain.
  • General surface water drainage appears standard for the area, but prospective buyers are advised to review local flood maps and undertake standard environmental due diligence.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 59 RIVERDALE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €315,000.00
  • 43 RIVERDALE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €265,000.00
  • 89 RIVERDALE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €260,000.00
  • 53 RIVERDALE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €295,000.00
  • 62 RIVERDALE, ORANMORE, CO GALWAY

    Sale date
    Declared sale price
    €296,500.00

Recent sales in the wider Oranmore area

  • 105 COILL CLOCHA, ORANHILL, ORANMORE

    Sale date
    Declared sale price
    €535,000.00
  • 25 BEECH GROVE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €555,000.00
  • 31 AN FUARÁN, DUBLIN ROAD, ORANMORE

    Sale date
    Declared sale price
    €550,000.00
  • 13A RIVERGROVE, ORANMORE, CO GALWAY

    Sale date
    Declared sale price
    €394,000.00
  • 67 RIVERGROVE, ORANMORE, GALWAY

    Sale date
    Declared sale price
    €285,000.00

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

  • 49 RIVERDALE, DUBLIN RD, ORANMORE

    Sale date
    Declared sale price
    €77,000.00

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately 1 percent of the purchase price, amounting to 3390 euro
  • Solicitor legal fees: roughly 1500 to 2500 euro excluding outlay and VAT
  • Land registration fees: around 170 to 400 euro depending on the application type
  • Property valuation fees: typically 150 to 250 euro for mortgage purposes
  • Surveyor fees: generally 500 to 1000 euro depending on the level of survey detail
  • Annual home insurance: estimated between 350 and 650 euro per year

Forum Talk

What people are saying about this area

  • Residents frequently highlight Oranmore as a highly desirable commuter town offering a great balance of village charm and proximity to Galway City.
  • Local community forums often discuss the excellent convenience of living within walking distance of village amenities, schools, and supermarkets.
  • Transport links and connectivity to major employment hubs via road and rail are frequently praised by locals.
  • Coastal walks and local sporting facilities are noted as standout lifestyle benefits for families residing in the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    With four bedrooms and a location in a sought-after residential development close to local schools, this three-storey duplex offers plenty of space for families with young children.

    8/10
  • Teenagers

    The property features four bedrooms spread across three storeys, offering teenagers plenty of independent personal space and privacy within the home.

    8/10
  • Multi-generational Living

    While there are four bedrooms, the three-storey layout with stairs may pose accessibility challenges for older family members.

    5/10
  • Single Buyers

    Offers generous accommodation and a strong investment opportunity, though a four-bedroom duplex might exceed space requirements for some single buyers.

    7/10
  • Couples

    Provides ample space for couples looking for a modern home with room to grow, guest bedrooms, or dedicated home office areas.

    9/10
  • Empty Nesters

    The three-storey configuration involves multiple flights of stairs, which might become less appealing for empty nesters planning for long-term accessibility.

    6/10
  • Retirees

    The multi-level design with stairs across three storeys may not be ideal for retirees seeking single-level living or long-term ageing in place.

    5/10

Work

3 areas
  • Remote Working

    With four bedrooms available, there is plenty of flexibility to set up one or more dedicated home offices for remote working.

    8/10
  • Hybrid Commuting

    Superb connectivity to Galway City and surrounding transport routes makes hybrid commuting very convenient.

    9/10
  • Retired

    Convenient village amenities are a plus for retirees, though the three-storey layout should be considered for long-term comfort.

    6/10

Practical

8 areas
  • Ageing in Place

    The three-storey duplex structure features multiple staircases, which may not suit buyers planning to age in place long-term.

    4/10
  • Low Maintenance

    As a modern duplex townhouse, exterior maintenance is typically managed collectively, offering a lock-up-and-leave lifestyle.

    8/10
  • Secure Gated Entry

    Buyers should verify whether the development features secure gated entry or standard residential access.

    4/10
  • Minimalist Design

    The open-plan kitchen and living area lends itself well to modern, uncluttered interior design schemes.

    7/10
  • Flexible Floor Plans

    Four bedrooms across three levels offer flexible layout options for sleeping, guest accommodation, or home working.

    8/10
  • Heritage Home

    This is a modern residential development rather than a period or heritage property.

    2/10
  • Ecological Setup

    The property carries a C3 BER rating, meaning buyers may want to investigate potential energy-efficiency upgrades.

    5/10
  • Outdoor areas

    While close to coastal walks and local parks, private outdoor garden space attached directly to the duplex is typically minimal.

    5/10

Interests

9 areas
  • Gardening

    As a duplex townhouse, private outdoor green space or garden area is typically limited compared to detached suburban homes.

    3/10
  • Walking

    Being within walking distance of Oranmore village amenities and local coastal walks makes this an ideal location for walking enthusiasts.

    9/10
  • Gym

    Local leisure facilities and fitness amenities in Oranmore village are within easy reach of the development.

    8/10
  • Cycling

    The location offers good access to local routes around Oranmore and commuting paths towards Galway City.

    7/10
  • Golf

    The area provides good access to regional golf courses and sporting facilities around County Galway.

    7/10
  • Fishing

    Proximity to the coast and local waterways offers reasonable opportunities for fishing enthusiasts to explore.

    6/10
  • Horse Riding

    Equestrian facilities are generally located in the surrounding rural hinterland rather than directly within the village.

    5/10
  • Water Sports

    The coastal location near Galway Bay provides great access to various marine and water sports activities.

    8/10
  • Entertaining

    The bright open-plan kitchen and living area on the ground floor provides a great sociable space for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in a popular and vibrant residential development within Oranmore village, offering a bustling community atmosphere rather than secluded quiet living.

    6/10
  • Rural Living

    This is an established suburban village development rather than a rural setting, though it is close to coastal walks.

    3/10
  • Village Living

    Situated right in Oranmore village, the property is within walking distance of local shops, schools, restaurants, and cafés.

    10/10
  • Coastal Living

    Oranmore is well known for its proximity to coastal walks and the bay, making it a great spot for those who enjoy coastal surroundings.

    7/10
  • Urban Living

    Provides excellent connectivity to Galway City and major employment hubs while maintaining a distinct village feel.

    7/10

Social

6 areas
  • Community Involvement

    Oranmore boasts a vibrant community atmosphere with active local groups, sports clubs, and social networks.

    8/10
  • Café Culture

    An excellent selection of local cafés, restaurants, and social spots are located right within walking distance in the village.

    9/10
  • Nightlife

    Local pubs and eateries provide good neighborhood nightlife, with more extensive options available a short trip away in Galway City.

    7/10
  • Health/Wellness groups

    Access to local leisure centres, pilates & stretching classes, and wellness groups within Oranmore is readily available.

    8/10
  • Networking Opportunities

    Proximity to Galway City's employment hubs and business networks supports professional networking.

    7/10
  • Tech-Hub Connectivity

    Easy transport links to Galway City's major tech employers and robust local infrastructure support modern connectivity.

    8/10

Listing information

Agent
John Dolan Auctioneers
Phone
090 964 4933
Published on HouseDelve
15 September 2026
Correction
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Property reference: HD-91AB65HouseDelve · 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.