Photograph 1 of 2 of 5 Curragh Park, Tuam, Co. Galway
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5 Curragh Park, Tuam, Co. GalwayH54VH28

€180,000

4 Bed~3 Bath~BER D2

What you'll like:

  • Attractive Asking Price: The listed price of 180,000 euros provides an accessible entry point for investors seeking a multi-unit configuration in County Galway.
  • Central Location: Situated within walking distance of Tuam town centre, offering convenient access to local shops, schools, and essential amenities.
  • Multi-Unit Layout: Internally arranged as two separate ground floor one-bedroom units and one first-floor two-bedroom unit, maximizing rental income potential.
  • Off-Street Parking: Features private off-street parking to the front, adding considerable convenience and appeal for future occupants or tenants.
  • Private Garden Space: Includes front and rear garden areas, providing outdoor amenity space that can enhance tenant satisfaction upon refurbishment.
  • Investment Potential: The configuration offers a strong opportunity to create a high-yield residential investment property after completing necessary upgrade works.
  • Compact Floorplate: Estimated at approximately 77 square meters, keeping initial material and labor costs for renovation relatively manageable.
  • Established Residential Area: Located in a settled neighborhood within Curragh Park, supporting steady long-term rental demand in the local market.
  • Pitched Roof Design: Traditional pitched roof construction offers a durable framework, though a thorough professional inspection of the timbers is recommended.
  • Proximity to Galway: Tuam serves as a practical commuter hub for Galway City, attracting workers and students looking for more affordable housing.
  • Flexible Configuration: The division into multiple self-contained units allows landlords to diversify rental risk across multiple tenancy agreements.
  • Renovation Control: Buyers can completely redesign the interior layouts and finishes to modern building standards and personal investment preferences.
  • Independent Access Potential: Multi-unit splits often allow for separate utility metering, helping to streamline landlord management of operational expenses.
  • Clear Demarcation: The semi-detached structure provides defined boundaries and manageable plot maintenance requirements for a busy landlord.
  • Local Employment Hub: Tuam features local retail and industrial employers, ensuring a consistent baseline of local working tenants.
  • Public Transport Links: Reasonable proximity to regional bus routes facilitates travel to major employment centers throughout the county.
  • Value Appreciation: Successfully modernizing a dilapidated multi-unit property typically yields significant capital growth upon completion and re-letting.
  • Direct Market Entry: The online auction format provides a transparent and rapid acquisition timeline for serious cash or pre-approved buyers.
  • Strong Rental Yields: Multi-unit residential properties in regional towns frequently deliver higher percentage returns than single-family suburban homes.
  • Essential Utilities: Standard municipal water, electricity, and sewage connections are readily available in the established urban streetscape.

But keep in mind:

  • Unknown Occupancy Terms: The property is currently occupied under terms unknown, meaning the buyer may need to navigate formal legal eviction processes.
  • No Internal Inspection: The interior was not inspected or measured prior to sale, requiring buyers to bid blindly without verifying actual layout conditions.
  • Extensive Refurbishment Needed: The listing explicitly states the building requires complete refurbishment throughout, representing a substantial capital expenditure beyond the purchase price.
  • Suboptimal BER Rating: Holds a D2 energy rating, which will require significant insulation and heating upgrades to meet modern efficiency standards and regulations.
  • Planning Compliance Risk: Buyers must verify whether the multi-unit conversion complies with local planning permissions and fire safety regulations.
  • Financing Challenges: Securing a standard residential mortgage on a property requiring extensive renovation and unknown occupancy is notoriously difficult.
  • Hidden Structural Defects: Uninspected properties often conceal dampness, rot, or structural issues that could substantially inflate overall renovation budgets.
  • Asbestos and Hazardous Materials: Older properties slated for heavy refurbishment may contain hazardous materials like asbestos, requiring specialist removal contractors.
  • Legal Title Complexities: Purchasing a multi-unit property with unknown occupants carries legal risks regarding tenancy rights and potential litigation costs.
  • Contractor Availability: Sourcing reliable builders and tradespeople for major refurbishment projects in regional areas can lead to significant project delays.
  • Unverified Floor Area: Discrepancies in the stated square footage should be professionally measured by an architect before finalizing any renovation plans.
  • Uncertain Utility Separation: Existing utility supplies may not be properly segregated between the three separate units, requiring costly electrical and plumbing overhauls.
  • Fire Safety Compliance: Converting houses into multiple units typically triggers strict building control standards for fire separation and escape routes.
  • Wastewater Capacity: Older municipal drainage connections should be inspected to ensure they can handle increased wastewater volume from multiple households.
  • Insurance Surcharges: Vacant or semi-occupied properties undergoing heavy refurbishment often attract higher, specialist insurance premiums during construction.
  • Local Market Volatility: Regional rental markets in County Galway can fluctuate, impacting projected rental income yields after renovation completion.
  • Auction Deposit Rules: Successful bidders must be prepared to pay a non-refundable deposit immediately upon auction conclusion without standard cooling-off periods.
  • Refurbishment Inflation: Rising costs of construction materials and labor could cause renovation budgets to exceed initial financial projections.
  • Lack of Appliance Provision: All kitchens and bathrooms will likely need complete replacement, adding to the total fit-out expenditure.
  • Management Overhead: Managing multiple tenants in a small multi-unit building requires active oversight or professional property management fees.

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 undervalued compared with the available evidence.
  • The asking price of 180000 euros appears moderately valued because the property requires substantial refurbishment throughout and possesses a poor D2 building energy rating, indicating significant capital expenditure will be necessary before it becomes habitable.
  • The primary overvaluation and undervaluation signals stem from its unique multi unit configuration comprising multiple distinct rental units inside a semi detached structure, alongside unknown occupancy terms that could introduce costly legal delays for prospective buyers.
  • Factors that could heavily support such a price include its central location within walking distance of town centre amenities and off street parking, while complex tenancy situations or hidden structural damage would heavily undermine its market attractiveness.
  • Additional relevant considerations involve the small floor area of approximately 77 square metres split across separate internal units, which may restrict conventional mortgage lending and limit the pool of interested retail purchasers significantly.

Build Analysis

What we know from similar construction types

  • The property is a semi-detached house arranged into multiple units (two one-bedroom ground floor units and a two-bedroom first floor unit), which suggests it may have been previously adapted or used as multi-unit accommodation. A buyer should investigate planning permission, fire safety compliance, and building regulations regarding this subdivision.
  • The listing notes that the property requires refurbishment throughout, so a buyer should commission a thorough structural survey to assess the condition of the roof, walls, and internal services.
  • The occupancy status is stated as unknown, meaning a buyer must verify legal possession and any tenancy rights associated with the property before purchase.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a D2 BER rating, which falls into the D to G category requiring deep-retrofit consideration.
  • Given the estimated floor area of approximately 77 square metres and the fact that the property requires refurbishment throughout, a comprehensive deep retrofit to bring the energy efficiency up to a modern standard would likely cost between 40,000 and 60,000 euros, depending on the extent of works needed for insulation, heating systems, and window upgrades.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 1,400 to 1,800 euro.
  • Explanation: Given the D2 energy rating and an estimated floor area of around 77 square metres, energy efficiency is relatively low, which will result in higher than average heating demands until refurbishment and insulation upgrades are completed.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is situated in a primarily residential neighbourhood within Tuam, appearing distant from major heavy industrial zones or active large-scale incinerators.
  • Any potential historical or legacy industrial concerns should be independently verified through local environmental searches and municipal records.

Flood Safe

7/10

Water overflow reports to follow up

  • General regional mapping indicates standard fluvial and pluvial considerations typical for parts of County Galway, though the specific site does not show prominent immediate high-risk flood markers.
  • Buyers are advised to check local OPW flood maps and conduct local inquiries regarding historical surface water drainage around the estate.

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 Tuam area

  • 2 NA HABHAINN, BISHOP ST, TUAM

    Sale date
    Declared sale price
    €140,000.00
  • 12 THE BIRCHES, GALWAY RD, TUAM

    Sale date
    Declared sale price
    €371,000.00
  • 2 BALLINAMONA PARK, TUAM, GALWAY

    Sale date
    Declared sale price
    €242,500.00
  • 22 VICARS CHORAL, TUAM, CO GALWAY

    Sale date
    Declared sale price
    €190,000.00
  • ACORN COTTAGE, 13 DEMESNE COTTAGES, TUAM

    Sale date
    Declared sale price
    €273,000.00

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

No confidently matched previous sale was found in the Property Price Register.

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately 1% of the purchase price (around 1,800 euro) for properties under 1 million euro.
  • Solicitor legal fees: roughly 1,500 to 3,000 euro plus outlay and VAT.
  • Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
  • Property valuation fees: around 150 to 300 euro for mortgage or bank valuation.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the refurbishment.
  • Annual home insurance: roughly 350 to 700 euro depending on the level of coverage and property condition.

Forum Talk

What people are saying about this area

  • Local residents frequently discuss the convenience of living within walking distance of Tuam town centre and its local amenities.
  • Community forums often highlight the need for continued investment in residential regeneration and housing upgrades in established estates around Tuam.
  • Discussions on local social media groups frequently touch upon traffic management and parking in residential areas close to the town core.
  • Neighbourhood watch pages occasionally share updates regarding general property maintenance and security for semi-detached homes in the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features front and rear gardens and four bedrooms, offering space for young children, but the required extensive refurbishment and unknown occupancy status mean it is not immediately suitable for a family to move into safely.

    4/10
  • Teenagers

    Four bedrooms provide adequate room for teenagers, though the layout is divided into multiple units and requires complete refurbishment, posing immediate practical limitations.

    4/10
  • Multi-generational Living

    The internal arrangement comprises two one-bedroom ground floor units and a two-bedroom first floor unit, which could potentially suit multi-generational living once fully renovated.

    5/10
  • Single Buyers

    A four-bedroom semi-detached house requiring full refurbishment and currently occupied under unknown terms is generally too large and complex for a typical single buyer.

    3/10
  • Couples

    Offers ample space for a couple, but the significant renovation work required and unknown occupancy terms present major hurdles.

    4/10
  • Empty Nesters

    The scale of the refurbishment needed makes this less appealing for empty nesters seeking a manageable home.

    3/10
  • Retirees

    Requiring extensive refurbishment throughout and with unknown occupancy terms, this property is not well-suited for retirees looking for a comfortable, ready-to-occupy residence.

    3/10

Work

3 areas
  • Remote Working

    With four bedrooms, there is ample physical space to set up a home office once renovated, but broadband connectivity should be verified.

    5/10
  • Hybrid Commuting

    Tuam provides regional connectivity, but commuting times to major employment hubs like Galway city should be factored in.

    5/10
  • Retired

    The heavy renovation workload and unknown occupancy terms make this unsuitable for a straightforward retirement move.

    3/10

Practical

8 areas
  • Ageing in Place

    The multi-unit layout, split across ground and first floors without specialized accessibility adaptations, is less than ideal for ageing in place.

    3/10
  • Low Maintenance

    The property specifically requires refurbishment throughout and has an unknown occupancy status, representing a high-maintenance project.

    1/10
  • Secure Gated Entry

    Features off-street parking but no indication of secure gated entry.

    2/10
  • Minimalist Design

    Currently arranged as separate units (two ground floor, one first floor) within a traditional semi-detached structure rather than a minimalist architectural layout.

    3/10
  • Flexible Floor Plans

    The subdivision into multiple units offers scope for reconfiguration, provided required planning permissions and renovations are undertaken.

    6/10
  • Heritage Home

    The listing does not indicate heritage status, presenting as a standard semi-detached residential property.

    2/10
  • Ecological Setup

    With a D2 BER rating and requiring full refurbishment, the property currently lacks modern energy-efficient or ecological features.

    2/10
  • Outdoor areas

    Includes gardens to the front and rear, providing decent outdoor space once cleared and improved.

    5/10

Interests

9 areas
  • Gardening

    The property includes gardens to the front and rear, offering potential for gardening enthusiasts once cleared and landscaped.

    5/10
  • Walking

    The central location within Tuam places local amenities within walking distance.

    7/10
  • Gym

    Town centre location offers reasonable access to local fitness facilities, though buyers should verify specific nearby amenities.

    5/10
  • Cycling

    Flat town terrain allows for cycling, but local cycle infrastructure should be independently verified.

    5/10
  • Golf

    Proximity to golf facilities in the wider Galway area should be verified by the buyer.

    4/10
  • Fishing

    Buyers should investigate local angling opportunities in the Tuam and surrounding County Galway region.

    4/10
  • Horse Riding

    Equestrian facilities are typically found further out in rural areas rather than directly in the town centre.

    3/10
  • Water Sports

    Inland location means water sports are not immediately accessible locally.

    2/10
  • Entertaining

    The property requires extensive refurbishment throughout, meaning entertaining guests is not feasible in its current condition.

    3/10

Lifestyle

5 areas
  • Village Living

    Situated within a town setting rather than a traditional village environment.

    4/10
  • Quiet Living

    Located in Tuam, Co. Galway, the residential setting can offer reasonable quietness, though buyers should verify the local noise environment and the implications of the current occupancy.

    5/10
  • Rural Living

    This is a centrally located town property rather than a rural retreat.

    2/10
  • Coastal Living

    Tuam is an inland town in County Galway with no proximity to the coast.

    1/10
  • Urban Living

    Centrally located within Tuam, providing central access to town amenities within walking distance.

    6/10

Social

6 areas
  • Community Involvement

    Central Tuam location facilitates integration into local community networks and events.

    6/10
  • Café Culture

    Being centrally located in Tuam puts local cafes and town amenities within walking distance.

    6/10
  • Nightlife

    Local pubs and social spots in Tuam are accessible, though options are more limited compared to major cities.

    5/10
  • Health/Wellness groups

    Standard town amenities usually support local wellness groups and classes, to be verified locally.

    5/10
  • Networking Opportunities

    Networking opportunities are more limited in a regional town compared to urban centers.

    4/10
  • Tech-Hub Connectivity

    Tuam is not traditionally recognized as a primary tech hub, though remote connectivity can be investigated.

    3/10

Listing information

Agent
BidX1 Ireland Ltd
Phone
01 6673388
Published on HouseDelve
4 October 2026
Correction
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Property reference: HD-282DB4HouseDelve · 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.