
8 Ashdown, Circular Road, Bushypark, GalwayH91PY8E
€600,000
3 Bed~2 Bath~BER C2
What you'll like:
- Prime Bushypark Location: Situated on the highly desirable Circular Road, offering immediate proximity to local schools, sports grounds, and top-tier amenities. This established address ensures strong long-term property desirability and convenience for families.
- Spacious Detached Layout: Offering approximately 1,618 square feet of well-proportioned living space across three bedrooms and two bathrooms. This generous footprint provides excellent room sizes for comfortable family living and daily routines.
- Walk-In Decorative Order: Presented in excellent condition throughout, minimizing the immediate need for costly renovations or updates before moving in. Buyers can enjoy a smooth transition without ongoing contractor delays.
- Private Cluster Setting: Positioned within a small, mature development of detached homes known as Ashdown. This intimate enclave provides a peaceful residential atmosphere while remaining close to the city.
- Dual Reception Rooms: Features a generous living room connected via double doors to a separate dining room. This layout allows for flexible hosting arrangements and distinct spaces for relaxation and formal meals.
- Bright Sun Room Extension: Includes a dedicated sun room with tiled flooring and direct access to the garden. This sunlit space enhances ground floor living options and brings natural light deep into the home.
- Generous Kitchen Space: Equipped with an expansive kitchen measuring over 23 feet, complete with integrated appliances and ample cabinetry. This layout easily accommodates family cooking and casual dining needs.
- Practical Utility Room: Features a dedicated utility room with separate sink plumbing and direct access to the carport. This keeps noisy laundry appliances neatly tucked away from the main living zones.
- Master En-Suite Bedroom: Includes a well-sized primary bedroom featuring fitted wardrobes and a private en-suite bathroom. The inclusion of a double vanity unit adds a touch of daily luxury.
- Modern Carport Facilities: Benefits from a covered carport featuring an electric vehicular up and over door. This protects your vehicle from weather elements while offering secure, weather-proof entry.
- Electric Vehicle Charger: Equipped with a dedicated EV charging point on the exterior of the property. This future-proofs the home for modern electric vehicle ownership without requiring immediate electrical upgrades.
- Solid Fuel Stove Feature: The main living room boasts a charming solid fuel stove set into a marble fireplace. This provides a cozy secondary heating source alongside the primary oil-fired central heating.
- Mature Landscaped Grounds: Surrounded by established gardens laid mostly to lawn, paving, and mature shrubs. These green surroundings offer immediate curb appeal and private outdoor space for leisure.
- External Storage Options: Features dedicated external storage spaces outside the main residence for garden tools and equipment. This helps keep the interior and carport tidy and free from clutter.
- Proximity to University: Within a short walk of the University of Galway and University Hospital Galway. This makes the location exceptionally convenient for staff, students, or medical professionals.
- Recreational Proximity: Located very close to Dangan Sports Ground and the Glenlo Abbey Hotel and Golf Resort. Residents have immediate access to top-tier leisure, sports, and dining facilities.
- Educational Access Nearby: Positioned closely to St. James National School in Bushypark, offering great convenience for families with primary school children. Walking to local schooling reduces daily morning traffic hassle.
- Quality Double Glazing: Fitted throughout with double-glazed windows to help retain heat and reduce external noise. This contributes positively to overall living comfort and energy efficiency.
- Abundant Storage Closets: Features thoughtful built-in storage closets and a hotpress within the entrance hall. These practical additions help maintain an organized and clutter-free household environment.
- Strong Resale Appeal: Detached family homes in this specific neighborhood consistently command high demand from buyers. This underpins the investment security and future liquidity of the asset.
But keep in mind:
- C2 Energy Rating: The current C2 BER rating indicates moderate energy efficiency by modern standards. Buyers should budget for potential future upgrades like attic insulation or heat pumps to improve performance.
- Oil-Fired Central Heating: Relies on an oil-fired central heating system rather than a more modern gas or renewable setup. Prospective owners should inspect the age and condition of the oil boiler.
- Dated Bathroom Fixtures: Certain sanitary fittings, such as the bidet in the main bathroom, reflect older design trends. Buyers may wish to update these spaces to suit modern aesthetic preferences.
- Carpet Flooring Wear: Much of the living areas and bedrooms are fitted with carpets which may require professional cleaning or replacement. Inspecting the condition underneath is recommended during physical surveys.
- Traffic Congestion Concerns: Circular Road can experience significant peak-time traffic congestion due to its popularity and school proximity. Buyers should test commute times during typical morning and evening rush hours.
- Unverified Structural Details: Floor area figures and room measurements in the listing are approximate and unverified. A professional architectural measurement should be commissioned to confirm exact square footage.
- Maintenance of Mature Trees: The mature shrubs and trees surrounding the driveway will require ongoing seasonal maintenance and pruning. Overhanging branches could potentially impact gutters or exterior paintwork.
- Single-Pane Feature Glass: The inclusion of decorative stained glass windows in the sun room and living area may offer lower thermal insulation. Buyers should check if these are double-glazed units or require weatherproofing.
- Potential Boundary Verification: As part of a mature cluster development, boundary lines and shared access points should be carefully verified by legal counsel. Ensuring clear title prevents future neighbor disputes.
- Plumbing and Electrical Age: The agent notes that fixtures and services have not been tested by them. Buyers must conduct a thorough structural survey to check the age and safety of wiring and plumbing.
- Carport Security Limits: While the carport has an electric up and over door, it remains an open-sided or semi-enclosed structure. Valued items left within should be secured against opportunistic weather or theft.
- Lack of Open-Plan Layout: The ground floor features distinct, separated rooms rather than a massive open-plan kitchen-living space. Buyers who prefer contemporary open-plan layouts might find the partitioning restrictive.
- Upstairs Sloped Ceilings: Depending on the roof pitch over the three bedrooms, there may be subtle sloping walls that limit tall furniture placement. Checking wardrobe clearances is advisable during viewings.
- Surface Water Drainage: With extensive paved areas and lawns, buyers should inspect surface water drainage around the property during wet weather. Ensuring proper runoff prevents pooling near the foundation.
- Future Expansion Limits: Adding substantial extensions would eat into the existing garden footprint and require planning permission. Buyers should verify local planning restrictions before planning major renovations.
- Insulation Standards Check: Given the C2 rating, cavity wall and roof space insulation levels should be inspected. Upgrading these elements will be necessary to achieve higher energy efficiency ratings.
- Boiler Servicing History: No recent maintenance records for the oil boiler are explicitly detailed in the marketing data. A qualified heating engineer should test the system prior to unconditional purchase.
- Window Seal Integrity: Double-glazed window seals can fail over time, leading to condensation between panes. Check all window frames for signs of misting or draughts during the property inspection.
- Roof Tile and Slate Check: The condition of the roof tiles, flashing, and chimney stack should be independently assessed by a surveyor. Catching potential roof wear early prevents expensive water ingress issues.
- Local Development Activity: Buyers should check local planning registers for any upcoming residential or commercial developments nearby. Surrounding growth could impact traffic patterns or local neighborhood ambiance.
Price positioning
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- The asking price appears slightly below the wider regional transactional trends for detached residences, reflecting potential room for market adjustments given the desirable location and overall property scale.
- Signals supporting a fair valuation include the strong suburban position near key educational and medical amenities, balanced against modernization requirements indicated by the current energy rating.
- Market support could be reinforced by strong demand for detached family homes in this specific area, whereas lack of immediate floor area expansion or energy upgrades might undermine higher pricing ambitions.
- Additional considerations involve historical acquisition costs and general residential price appreciation within the local sector, pointing toward a balanced pricing strategy designed to attract serious prospective buyers.
Build Analysis
What we know from similar construction types
- The property is a detached 3-bedroom residence extending to approximately 1,618 sq.ft, featuring a traditional layout with distinct reception rooms including a living room, dining room, and sun room.
- Heating is provided by oil-fired central heating (OFCH) combined with a solid fuel stove in the living room, and the house benefits from double-glazed windows.
- External features include a car port with an electric vehicular up and over door, external storage, and an installed EV charging point.
- A buyer should investigate the age and condition of the oil boiler, check for proper insulation levels to understand how the C2 BER rating was achieved, and verify the structural condition of the sun room extension and its integration with the main dwelling.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 euro to 2,400 euro.
- This estimate accounts for the property size of approximately 1,618 sq.ft and a C2 energy rating, combined with the oil-fired central heating system and solid fuel stove mentioned in the property details.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely free from heavy industrial pollution, major incinerators, or active large-scale landfill sites based on regional observations.
- Any minor historical or localized environmental concerns should be independently verified by prospective buyers during standard conveyancing checks.
Flood Safe
8/10Water overflow reports to follow up
- The general area sits at a comfortable distance from major known coastal flood zones, though localized pooling during extreme weather events should be kept in mind.
- Buyers are advised to review official local authority flood maps and undertake standard environmental due diligence to confirm specific property risk.
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 Bushypark area
GORTATLEVA, BUSHYPARK, GALWAY
- Sale date
- Declared sale price
- €905,000.00
DRUM EAST, BUSHYPARK, GALWAY
- Sale date
- Declared sale price
- €650,000.00
DEANSGATE, GORTACLEVA, BUSHYPARK
- Sale date
- Declared sale price
- €835,000.00
CORCULLEN, BUSHYPARK, GALWAY
- Sale date
- Declared sale price
- €642,250.00
ARDCARRAIG 1, ORANSWELL, BUSHYPARK
- Sale date
- Declared sale price
- €490,000.00
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
8 ASHDOWN, CIRCULAR RD, GALWAY
- Sale date
- Declared sale price
- €450,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price up to 1 million euro, amounting to around 6,000 euro.
- Solicitor legal fees: generally range between 1,500 euro and 3,000 euro plus VAT and outlays.
- Land registration fees: typically around 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: usually between 150 euro and 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detailed structural survey required.
- Annual home insurance: estimated between 400 euro and 800 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Locals often discuss the high demand and desirability of the Bushypark and Circular Road areas due to their proximity to the University of Galway and University Hospital Galway.
- Residents frequently highlight the convenience of being close to recreational amenities like Dangan Sports Ground and the Glenlo Abbey Hotel & Golf Resort.
- Traffic congestion along the Circular Road and surrounding routes during peak commuting times is a common topic of conversation among local residents.
- The peaceful, mature, and cluster-style residential setting of developments like Ashdown is widely praised by families looking to settle in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Proximity to St. James National School in Bushypark and a secure detached layout with enclosed outdoor areas makes this very suitable for families with young children.
- Teenagers7/10
Good proximity to the University of Galway and city amenities, plus well-proportioned rooms, offers adequate space for growing teenagers.
- Multi-generational Living5/10
A 3-bedroom detached home with versatile reception rooms, but lacks a dedicated self-contained annex for extended multi-generational arrangements.
- Single Buyers4/10
At 1,618 sq.ft and priced at €600,000, this spacious detached house on Circular Road exceeds typical space and budget needs for most single buyers.
- Couples8/10
Offers generous living spaces, a sun room, and a master en-suite, perfect for couples looking for a permanent, high-quality home with room to host.
- Empty Nesters7/10
Single-level elements and manageable gardens are appealing, though three bedrooms and a detached layout may feel slightly larger than necessary.
- Retirees6/10
Desirable mature residential location close to healthcare facilities like University Hospital Galway, though stairs and garden maintenance should be considered for long-term ageing in place.
Work
3 areas- Remote Working8/10
Spacious layout with multiple reception rooms allows for easily setting up one or more dedicated home offices.
- Hybrid Commuting7/10
Convenient access to Galway city and major routes, making hybrid commuting manageable, supplemented by an on-site EV charging point.
- Retired7/10
Close proximity to University Hospital Galway and local amenities makes this a comfortable option for retirees.
Practical
8 areas- Ageing in Place5/10
While detached and manageable, the presence of stairs and multiple bedrooms means buyers should investigate potential modifications for long-term ageing in place.
- Low Maintenance7/10
Presented in walk-in decorative order with double-glazed windows and paved/low-maintenance exterior sections, though gardens still require upkeep.
- Secure Gated Entry4/10
Features a car port with an electric vehicular up and over door, but the property itself lacks a fully secure gated community entry.
- Minimalist Design5/10
Features traditional finishes such as ceiling coving, a marble fireplace, and fitted carpets rather than stark minimalist architecture.
- Flexible Floor Plans7/10
Good flow with double doors connecting the living and dining rooms, plus a sun room and utility room adding flexibility.
- Heritage Home2/10
This is a modern detached cluster home rather than a traditional period or heritage property.
- Ecological Setup6/10
Includes a solid fuel stove and an EV charging point, though the BER rating of C2 indicates room for further energy upgrades.
- Outdoor areas7/10
Surrounded by lawns, paved areas, mature shrubs, trees, and a convenient car port with external storage and a water tap.
Interests
9 areas- Gardening7/10
Features a front driveway with mature shrubs and trees, plus surrounding lawns and paved areas suitable for keen gardeners.
- Walking8/10
Proximity to Dangan Sports Ground, the River Corrib region, and walking distance to the university and city make this ideal for walkers.
- Gym6/10
Close proximity to university and city fitness facilities, though no dedicated home gym space is explicitly built-in outside of standard rooms.
- Cycling7/10
The location on Circular Road allows for relatively straightforward cycling access into the university and Galway city center.
- Golf9/10
Exceptionally well-located right near the prestigious Glenlo Abbey Hotel & Golf Resort.
- Fishing7/10
Proximity to the River Corrib area offers good potential access points for fishing enthusiasts.
- Horse Riding4/10
While set in a leafy neighborhood, equestrian facilities would require travel further out into the county.
- Water Sports5/10
Proximity to the Corrib provides some local water activity options, though major coastal water sports require a short drive.
- Entertaining8/10
Features a spacious layout including a living room, dining room, sun room, and well-maintained outdoor spaces ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a mature, established cluster of detached homes on Circular Road, offering a peaceful suburban environment.
- Rural Living3/10
This is a suburban residential setting close to Galway city amenities rather than a rural environment.
- Village Living6/10
Bushypark provides a distinct community feel with a local school and amenities nearby, while remaining close to the city.
- Coastal Living3/10
Positioned inland on Circular Road, offering minimal direct connection to coastal or seaside amenities.
- Urban Living6/10
Conveniently close to the University of Galway, University Hospital Galway, and Galway city center services.
Social
6 areas- Community Involvement7/10
A mature residential development with an active local school and community presence in Bushypark.
- Café Culture6/10
Easy access to nearby hotel amenities and the wide array of cafes available in Galway city center.
- Nightlife5/10
Located in a quiet residential neighborhood; evening entertainment and nightlife will require traveling into nearby Galway city.
- Health/Wellness groups7/10
Close to Dangan Sports Ground and health facilities associated with the university and hospital.
- Networking Opportunities6/10
Proximity to the IDA Business Park Dangan and the University of Galway provides solid professional networking avenues.
- Tech-Hub Connectivity6/10
Proximity to the IDA business park and Galway city tech employers offers reasonable local connectivity.
Listing information
- Agent
- Mullery Auctioneers Ltd
- Phone
- 091 567 275
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-E7CC5AHouseDelve · 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.