6 Arasain Na Mara, Grattan Road, Salthill, Galway CityH91PC03
€400,000
3 Bed~2 Bath~81 m²~BER D1
What you'll like:
- Prime Salthill location: The property sits adjacent to the renowned Salthill Promenade, offering buyers immediate access to coastal walks and leisure amenities right on their doorstep.
- No rent cap status: Because the home is free from rental caps, investors can immediately command market-rate rents to maximize potential rental income yields.
- Stunning coastal views: The south-facing orientation and private patio area provide pleasant water views, significantly enhancing the everyday living and relaxation experience.
- Proximity to university: Being within easy walking distance or a short bus ride to the University of Galway makes this highly attractive for academic tenants.
- Proximity to hospital: The short distance to University College Hospital Galway ensures strong and consistent rental demand from medical staff and healthcare professionals.
- Ground floor convenience: Ground level access offers effortless entry without relying on stairs, making it particularly appealing for downsizers or tenants with mobility needs.
- Secure underground storage: Residents benefit from designated secure underground storage facilities, providing valuable extra space to safely store bicycles, sports gear, and seasonal items.
- Dedicated parking space: Private off-street parking included within the secure complex offers peace of mind and eliminates daily hassle in a busy seaside district.
- Built-in bedroom storage: All bedrooms come equipped with functional built-in wardrobes, helping to maximize floor space and reduce the need for bulky freestanding furniture.
- Master ensuite bathroom: The inclusion of an ensuite bathroom off the main double bedroom adds convenience and privacy for the primary occupant or guests.
- Flexible third bedroom: The versatile third single room easily converts into a comfortable home office, accommodating modern remote work lifestyles very effectively.
- Dual aspect living area: The open-plan kitchen and living space features dual aspect windows that welcome plenty of natural light throughout the entire day.
- Established residential complex: Constructed around 1998, Arasain Na Mara is a well-established development with a proven track record of popularity among local buyers.
- Walkable city access: The vibrant cobbled streets of Galway city centre, Spanish Arch, and Latin Quarter are comfortably reachable on foot for dining and entertainment.
- Excellent recreational facilities: Proximity to Blackrock Diving Tower, Leisureland Pool, and local tennis and golf clubs supports an active, healthy outdoor lifestyle.
- Regular public transport: A frequent local bus service operating every twenty minutes nearby ensures seamless connectivity to the broader city without needing a car.
- Managed building upkeep: The development features secure door access and a serviced elevator, contributing to a comfortable and well-maintained communal environment.
- Vacant possession offered: Buying with vacant possession allows new owners to move in immediately or commence renovation and letting activities without delay.
- Strong rental appeal: The combination of seaside charm, city convenience, and educational anchors ensures enduring tenant demand across multiple demographics.
- Stable asking price: The asking price has remained firm at four hundred thousand euros, signaling steady seller confidence in a competitive coastal submarket.
But keep in mind:
- Poor BER rating: A D1 energy rating indicates subpar thermal efficiency, meaning the buyer should budget for significant insulation and heating upgrades.
- High energy consumption: The energy performance indicator of 237.3 kWh/m²/year suggests high utility bills and potential discomfort during colder winter months.
- Management company fees: Being part of a managed apartment complex means ongoing annual service charges, which will directly impact the property's net rental yields.
- Potential apartment noise: Ground floor positioning near communal entrances and walkways may expose residents to higher levels of foot traffic and exterior disturbances.
- Limited square footage: At approximately eighty-one square meters, the layout is compact, requiring careful furniture planning to avoid feeling cramped.
- Lack of private garden: While there is a patio area, the absence of a true private lawn limits outdoor recreational options for families or pet owners.
- Single bedroom size: The third bedroom is noted as a single room, offering very restricted space that may limit long-term comfort for adult occupants.
- Elevator dependence risk: Although the complex features a serviced lift, residents remain vulnerable to temporary inconvenience and repair costs during elevator outages.
- Flood risk investigation: Buyers should verify local drainage and coastal weather exposure with engineers, given the property's immediate proximity to the marine environment.
- Future retrofit costs: Upgrading the D1 energy rating to a modern sustainable standard will require substantial capital expenditure on windows, heating, and insulation.
- Underground security check: Prospective buyers should inspect the secure underground parking and storage areas personally to verify lighting, gate security, and damp levels.
- Service charge arrears: Due diligence must include checking the management company's accounts and sinking fund health to guard against sudden special levies.
- Leasehold covenants: Buyers' legal representatives must thoroughly examine lease agreements regarding pet policies, short-term letting restrictions, and structural alteration rules.
- High local demand competition: Salthill remains a fiercely competitive micro-market, requiring swift decision-making and potentially driving bidding above the baseline asking price.
- Salt air maintenance: Proximity to the sea accelerates corrosion on exterior fixtures and windows, implying higher ongoing building and apartment maintenance costs.
- Traffic congestion bottlenecks: Salthill roads can experience heavy seasonal and commuter traffic congestion, potentially complicating daily driving commutes into the city centre.
- Limited structural expansion: As an apartment within a multi-unit block, expanding the floor area or altering exterior elevations is entirely restricted.
- Lack of utility room: The absence of a dedicated laundry room means appliances must be accommodated within the main kitchen or hallway areas.
- Uncertain historical pricing: Tracking data shows no previous historical transaction price recorded for this specific unit, making independent valuation assessment crucial.
- Rental legislation shifts: Investors must remain vigilant regarding potential future policy shifts or re-introduction of rent pressure zone rules despite current exemptions.
Price positioning
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- The asking price appears attractively positioned relative to recent multi-unit benchmarks within the same seaside development, reflecting a competitive entry point for a three-bedroom layout in a prime coastal location near the city center.
- Valuation signals are supported by the absence of rent cap restrictions which attracts investor interest, alongside functional features such as a south-facing patio offering coastal water views, secure parking, and lift access.
- Potential factors that could undermine this pricing include the D1 energy rating which may necessitate future retrofit expenditure, whereas sustained high demand for well-located holiday retreats and urban proximity strongly support the valuation.
- Additional relevant considerations involve the stable pricing history recorded since listing, indicating a firm vendor stance that aligns closely with prevailing market expectations for spacious apartment living in Salthill.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment constructed circa 1998 within the Arasain Na Mara development, featuring a floor area of approximately 81 m² with three bedrooms and two bathrooms.
- Given its coastal location overlooking the Salthill Promenade, a buyer should investigate potential exposure to damp, salt air corrosion on exterior fixtures and fittings, and overall coastal maintenance provisions by the management company.
- As an apartment within a managed complex, a buyer should verify annual management fees, sinking fund balances, building insurance inclusions, and any planned major capital works for the development.
- The open-plan living area features dual aspect windows and a south-facing patio with coastal views, though insulation standards and double glazing efficiency from the late 1990s should be checked.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency is below modern standards and would benefit from a deep retrofit to improve comfort and lower heating costs.
- A comprehensive deep retrofit for an 81 m² apartment typically ranges from 30,000 to 50,000 euros, covering upgrades such as enhanced external or internal wall insulation (subject to management company approval), upgraded double or triple glazing, modern efficient heating systems, and airtightness improvements.
- Buyers should note that apartment retrofitting can be constrained by management company regulations regarding exterior finishes, windows, and communal structure alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the 81 m² floor area and the D1 BER rating, the property has a moderate energy efficiency profile. Heating costs will depend on individual usage habits, fuel prices, and the efficiency of the existing heating system within the development.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential and recreational coastal zone, appearing well removed from heavy industrial facilities or major legacy landfill sites.
- Any minor localized urban emissions should be verified by the buyer, though no specific industrial pollution concerns are apparent from the immediate surroundings.
Flood Safe
7/10Water overflow reports to follow up
- While the development enjoys a prominent seaside location overlooking the Salthill Promenade, coastal locations can occasionally face risks from extreme weather and tidal surges.
- Buyers should check local flood risk maps and historical data regarding coastal weather events to confirm the specific vulnerability of ground-floor structures in the area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
32 ARASAIN NA MARA, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €425,000.00
23 ARASAIN NA MARA, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €505,000.00
29 ARASAIN NA MARA, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €258,000.00
APT 12, ARASAIN NA MARA, SALTHILL
- Sale date
- Declared sale price
- €395,000.00
13 ARASAIN NA MARA, GRATTAN RD, CO GALWAY
- Sale date
- Declared sale price
- €210,000.00
Recent sales in the wider Salthill area
59 BAILEY POINT, SALTHILL, GALWAY
- Sale date
- Declared sale price
- €385,000.00
1A CHURCH VIEW MEWS, MONKSFIELD, SALTHILL
- Sale date
- Declared sale price
- €184,500.00
35 OCEAN WAVE, DR COLOHAN RD, SALTHILL
- Sale date
- Declared sale price
- €450,000.00
2 CARRAGH COURT, KNOCKNACARRA RD, SALTHILL
- Sale date
- Declared sale price
- €430,000.00
121 DUN NA CARRAIGE, BLACKROCK, SALTHILL
- Sale date
- Declared sale price
- €760,000.00
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
- Estimated stamp duty: €4,000 — 1% of €400,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: €1,500 to €3,500 excluding outlays and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or internal valuation purposes.
- Surveyor fees: €400 to €900 depending on the level of detail required for an apartment survey.
- Annual home insurance: €350 to €700 depending on cover level and contents value.
Forum Talk
What people are saying about this area
- Residents highlight the Salthill area as highly desirable due to its immediate proximity to the promenade, beaches, and local amenities.
- Local discussions frequently note strong rental demand and convenience for those working or studying at University Hospital Galway and the University of Galway.
- Traffic congestion along the Salthill front and Grattan Road during peak summer months and fine weekends is a common topic among locals.
- Community forums often emphasize the active lifestyle supported by nearby facilities like Leisureland, Blackrock Diving Tower, and local sports clubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground-floor location and proximity to the promenade are great for walking with kids, but the apartment layout and high-density setting mean less private garden space.
- Teenagers7/10
Close to Galway City amenities, bus routes, and local attractions, giving teenagers good independence and access to entertainment.
- Multi-generational Living4/10
With 81 square metres and three bedrooms, space is somewhat limited for multi-generational families looking for separate living areas.
- Single Buyers9/10
An ideal setup for a single buyer wanting a manageable seaside apartment with strong investment potential and proximity to the city.
- Couples9/10
Fantastic fit for couples looking for a coastal retreat or a vibrant urban-adjacent home with low maintenance.
- Empty Nesters8/10
Ground floor access, lift availability, and a low-maintenance setup make this very appealing for downsizers.
- Retirees8/10
The property benefits from ground-floor living and a serviced lift, though buyers should verify long-term accessibility features for aging in place.
Work
3 areas- Remote Working8/10
The third single bedroom can easily serve as a dedicated home office space with good natural light.
- Hybrid Commuting8/10
Conveniently located for accessing Galway City or utilizing regular bus routes operating every 20 minutes.
- Retired9/10
An easy-care apartment lifestyle well-suited for retirees wanting proximity to amenities without property upkeep burdens.
Practical
8 areas- Ageing in Place7/10
Ground floor position and serviced lift access are helpful, though specific internal modifications for long-term accessibility should be verified.
- Low Maintenance9/10
As a modern apartment development with management in place, exterior upkeep is handled for you.
- Secure Gated Entry8/10
Features secure door access and private secure underground storage and parking.
- Minimalist Design8/10
Open-plan living areas lend themselves well to a clean, minimalist interior design approach.
- Flexible Floor Plans6/10
Standard 3-bedroom apartment layout with defined rooms, though the third room offers flexibility as an office.
- Heritage Home1/10
Constructed around 1998, this is a modern development rather than a period or heritage property.
- Ecological Setup4/10
Carries a D1 BER rating, indicating that energy efficiency could be improved compared to newer builds.
- Outdoor areas6/10
Includes a private south-facing patio with coastal water views, though it lacks a private lawn or large garden.
Interests
9 areas- Gardening2/10
Limited strictly to a south-facing patio area, offering virtually no traditional garden space.
- Walking10/10
Exceptional location directly adjacent to the Salthill Promenade and within walking distance of Galway city centre.
- Gym9/10
Leisureland Pool and Gym is located within walking distance, offering great fitness options nearby.
- Cycling8/10
Coastal routes and flat approaches make cycling around Salthill and into the city very accessible.
- Golf7/10
Galway Bay Golf Club is accessible within a short distance from the property.
- Fishing6/10
Proximity to the coast offers sea fishing opportunities nearby, though local regulations and access points should be verified.
- Horse Riding3/10
Equestrian facilities are generally located further out in the county rather than in this urban coastal zone.
- Water Sports9/10
Being right by the promenade and Blackrock Diving Tower makes this an ideal spot for swimming and water activities.
- Entertaining7/10
Open-plan kitchen and living area coupled with a south-facing patio provide a nice space for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located in a popular, bustling seaside area near the promenade, which can bring significant foot traffic and activity, especially in warmer months.
- Rural Living1/10
This is a decidedly urban and coastal setting close to Galway City centre rather than a rural environment.
- Village Living8/10
Salthill Village provides a strong community feel with local shops, cafes, and amenities within easy walking distance.
- Coastal Living10/10
Prime position overlooking the Salthill Promenade with a south-facing patio offering direct coastal water views.
- Urban Living8/10
Very close to Galway City, UCHG, and the university, offering convenient access to urban employment and social hubs.
Social
6 areas- Community Involvement7/10
Active local community in Salthill with various clubs, sports grounds, and local associations nearby.
- Café Culture10/10
Salthill and nearby Galway Latin Quarter offer an abundance of top-class restaurants, bars, and cafes.
- Nightlife8/10
Easy access to the vibrant nightlife and entertainment options of Galway City centre.
- Health/Wellness groups8/10
Proximity to Leisureland and local wellness groups supports an active and healthy lifestyle.
- Networking Opportunities7/10
Close proximity to the university and city centre provides solid professional networking avenues.
- Tech-Hub Connectivity7/10
Good access to Galway's broader economic and tech employment nodes, though buyers should verify broadband speeds.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-5F563CHouseDelve · 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.