8 Rockbarton Green, Salthill, Galway CityH91YN1F
€925,000
4 Bed~3 Bath~157 m²~BER C
What you'll like:
- Prime Salthill location: Situated in a highly sought-after neighbourhood, this address offers immediate access to local amenities and prestigious recreational clubs for a superior lifestyle.
- Promenade proximity: Enjoy living just a short stroll from the renowned Salthill Promenade, providing endless opportunities for scenic seaside walks and outdoor coastal recreation.
- Generous floor area: Extending to approximately 157 square meters, the residence delivers exceptionally spacious accommodation suitable for comfortable family living and entertaining.
- Four bedrooms layout: Featuring three generous double bedrooms and one single room, the layout comfortably accommodates growing families or those needing a dedicated home office space.
- Private rear garden: The enclosed outdoor space offers a pleasant and private sanctuary, which is increasingly difficult to find in such a central city location.
- Established neighbourhood: Positioned within a quiet and mature residential development, buyers benefit from a peaceful community atmosphere while remaining close to the city.
- Walkable city centre: Galway city centre, the vibrant West End, and the Latin Quarter are all within an easy 15-minute walk for ultimate convenience.
- Flexible ground floor: The substantial downstairs layout includes multiple reception areas, offering remarkable adaptability for modern living and changing household needs.
- Downstairs bedroom potential: The rear living room layout includes options that could readily serve as a ground-floor bedroom with en-suite facilities for guests or accessibility.
- Family friendly schooling: The surrounding area boasts an excellent choice of highly regarded primary and secondary schools, ensuring fantastic educational options for children.
- Recreational club access: Proximity to the Galway Lawn Tennis Club and Galway Golf Club ensures sports enthusiasts have premier facilities right on their doorstep.
- Versatile reception spaces: Two separate front reception rooms provide excellent spatial division for formal hosting and relaxed daily family lounging.
- Sociable dining setup: The main kitchen and dining room combine to create a practical heart of the home designed for modern family interaction.
- Jack and Jill convenience: One double bedroom benefits from direct access to the main bathroom, enhancing privacy and ease of use for occupants.
- Rare market availability: Properties of this calibre in such a prestigious enclave rarely become available, representing a unique acquisition opportunity for discerning buyers.
- Development exclusivity: The mature residential enclave comprises a limited number of homes, preserving a quiet and low-density neighbourhood charm.
- Investment security: Acquiring real estate in a premier coastal suburb historically underpins long-term capital preservation and strong rental demand if ever leased.
- Sports stadium nearby: Proximity to Pearse Stadium adds local character and easy access to major national sporting events for enthusiastic GAA supporters.
- Abundant local dining: An exceptional range of local cafés, bars, and restaurants within walking distance enhances weekend leisure options without needing a car.
- Adaptable living potential: The versatile nature of the interior spaces allows future owners to easily configure rooms to match evolving lifestyle requirements.
But keep in mind:
- Moderate BER rating: The property carries a C energy rating, which means a new owner should budget for potential efficiency upgrades to reduce heating costs.
- 1978 construction era: Built circa 1978, the dwelling may feature aging electrical, plumbing, or structural elements that require thorough professional inspection prior to purchase.
- Upgrading costs likely: Prospective buyers should anticipate spending additional capital on modernizing finishes, bathrooms, or kitchen fixtures to meet contemporary luxury standards.
- Front kitchenette layout: The presence of a kitchenette at the front alongside a main kitchen might feel unconventional and require reconfiguring for optimal flow.
- Potential insulation deficits: Given the construction decade, wall and attic insulation levels should be professionally verified to ensure modern thermal comfort standards.
- Window glazing age: Buyers must investigate the age and thermal efficiency of the window installations to check if double or triple glazing needs replacing.
- Heating system efficiency: The age and type of the central heating boiler should be closely examined during surveys to avoid unexpected replacement expenses.
- Parking provision limits: Prospective owners need to verify the exact off-street parking capacity to ensure adequate space for multiple modern vehicles.
- Garden landscaping state: The private rear garden may require investment in landscaping or drainage improvements to maximize its functional outdoor utility.
- Potential damp issues: Mature homes from the late seventies can occasionally experience dampness, making a comprehensive structural survey essential before closing.
- Roof condition checks: The roof timbers, tiles, and flashing should be meticulously inspected by a qualified surveyor to rule out deferred maintenance liabilities.
- Plumbing pipe materials: Older properties sometimes retain outdated galvanized or lead piping, requiring buyers to verify modern plumbing integrity throughout.
- Electrical compliance check: The fuse board and wiring should be evaluated by an accredited electrician to ensure safety compliance with modern electrical standards.
- Potential boundary queries: Buyers must have their legal representative confirm exact property boundaries and garden extents against official land registry maps.
- Local traffic congestion: Proximity to popular coastal amenities and schools could result in localized traffic bottlenecks during peak commuting and weekend hours.
- Surface water drainage: Purchasers should investigate local drainage capacity and surface water management, particularly given the coastal West of Ireland climate.
- Ventilation adequacy: Older homes retrofitted with insulation can suffer from condensation issues, making proper ventilation assessment crucial for indoor air quality.
- Storage space limitations: Depending on family size, the built-in storage options may prove inadequate, requiring custom carpentry or attic conversion additions.
- Future extension planning: Any aspirations to extend the footprint will be subject to local planning guidelines, which should be researched prior to offering.
- Asking price reflection: At €925,000, buyers must carefully assess whether the square meterage and necessary upgrade works offer fair market value.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional averages when considering the property type, floor area, and current energy rating without immediate modernisation features.
- Upward pricing signals are driven by the exceptionally desirable coastal location, proximity to prominent recreational amenities, and the scarcity of similar detached residences coming to the open market in this neighbourhood.
- Potential factors that could support such an ambitious valuation include sustained high demand for established residential enclaves and the versatility of the substantial ground-floor accommodation layout.
- Conversely, factors that might undermine this pricing level include the necessity for energy efficiency upgrades given the moderate rating and strong competition from modern turnkey alternatives.
Build Analysis
What we know from similar construction types
- The property is a detached home built around 1978, situated in a mature and established residential development in Salthill.
- The floor area is approximately 157 square metres, featuring a flexible ground-floor layout with potential for a downstairs bedroom with en-suite facilities.
- Given the construction era of the late 1970s, buyers should investigate the condition of original services such as plumbing, electrical wiring, and windows.
- A structural survey is recommended to assess the overall integrity, insulation levels, and potential need for general modernisation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the 157 m² floor area and a BER rating of C, the property has moderate energy efficiency, resulting in typical heating and hot water consumption for a detached home of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb of Salthill with no apparent major industrial facilities, incinerators, or active heavy industrial zones in immediate proximity.
- Any historical or legacy environmental concerns should be independently verified by prospective buyers through local environmental reports or a standard structural and site survey.
Flood Safe
8/10Water overflow reports to follow up
- While Salthill is a coastal location, the immediate inland residential setting of Rockbarton Green sits at a remove from the immediate shoreline, generally reducing direct coastal flooding risks.
- Buyers should consult local authority flood maps and verify specific site drainage or extreme weather resilience, as coastal areas can occasionally be subject to localized pooling during exceptional weather events.
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 Salthill area
No verified results were found for this group in the previous five years.
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 €9,250 based on 1% of the asking price up to €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Around €600 to €800 for deeds and registry filings.
- Property valuation fees: Approximately €150 to €300 for mortgage purposes.
- Surveyor fees: Estimated between €500 and €1,000 depending on the level of detail required for a 157 m² home.
- Annual home insurance: Roughly €400 to €800 per year depending on the policy and coverage.
Forum Talk
What people are saying about this area
- Residents in the Salthill area frequently praise the neighbourhood for its strong community feel and exceptional convenience to the promenade, local schools, and Galway city centre.
- Local forums often discuss the high demand for family homes in mature developments like Rockbarton Green, noting that properties in this pocket rarely become available.
- Community discussions frequently highlight the vibrant lifestyle benefits of living close to amenities such as the Galway Lawn Tennis Club, Galway Golf Club, and Pearse Stadium.
- Traffic congestion and parking during major events at Pearse Stadium or peak tourist seasons along the Salthill seafront are occasionally noted by locals as minor seasonal drawbacks.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property provides a safe and private rear garden along with a spacious layout that suits young families, complemented by proximity to local primary schools in the Salthill and Taylors Hill areas.
- Teenagers8/10
With four bedrooms and multiple reception rooms, teenagers will appreciate the generous space and independence, while nearby secondary schools such as Salerno and St Enda's are within easy reach.
- Multi-generational Living7/10
The substantial ground-floor accommodation offers adaptability, including potential for a downstairs bedroom with en-suite facilities, making it suitable for multi-generational arrangements subject to layout confirmation.
- Single Buyers6/10
While the four-bedroom detached home offers plenty of space, the asking price and maintenance requirements of a 157 m² property may be more suited to buyers looking for long-term family settling rather than single occupants.
- Couples7/10
Couples looking for a spacious home with room to grow will find the multiple reception areas and central location appealing, though the four-bedroom size might exceed immediate needs.
- Empty Nesters7/10
The location in a highly sought-after mature development close to the Salthill Promenade and local amenities makes it attractive for those downsizing from larger rural properties while staying in the area.
- Retirees7/10
Proximity to cafes, shops, and the promenade supports a comfortable retirement lifestyle, though buyers should verify accessibility features given the multi-level layout of the home.
Work
3 areas- Remote Working8/10
The flexible layout includes multiple reception rooms and spaces easily adaptable as a dedicated home office for remote professionals.
- Hybrid Commuting8/10
Convenient access to Galway city centre and transport routes supports hybrid working arrangements efficiently.
- Retired8/10
The mature, quiet development and proximity to healthcare, shops, and social amenities suit retirees looking for comfort and convenience.
Practical
8 areas- Ageing in Place7/10
The potential for ground-floor bedroom and bathroom facilities supports ageing in place, though buyers should verify accessibility modifications.
- Low Maintenance7/10
A manageable private garden and established modern build construction help keep ongoing maintenance reasonable.
- Secure Gated Entry3/10
The property is situated in an open residential development rather than a secure gated community.
- Minimalist Design5/10
The property features a traditional and versatile multi-room layout rather than an open-plan minimalist architectural style.
- Flexible Floor Plans9/10
The home boasts an adaptable layout with multiple reception rooms and ground-floor potential to suit various family configurations.
- Heritage Home2/10
Built c. 1978, the property is a mature modern residence rather than a period or heritage home.
- Ecological Setup5/10
The property carries a BER rating of C, meaning buyers may wish to investigate future energy-efficiency upgrades.
- Outdoor areas8/10
Features a private rear garden offering a pleasant and enclosed outdoor space in a desirable city-suburb location.
Interests
9 areas- Gardening6/10
The property includes a private rear garden that offers a pleasant outdoor space for domestic gardening projects.
- Walking10/10
The proximity to the Salthill Promenade and an easy walk into Galway city centre provides unmatched opportunities for daily walking and seaside strolls.
- Gym7/10
The flexible ground-floor accommodation allows space for a home gym setup, while local fitness amenities are accessible within the wider Salthill and Galway area.
- Cycling7/10
Flat coastal routes along the promenade and convenient routes into the city centre make cycling a practical and enjoyable option.
- Golf9/10
The property is located very close to Galway Golf Club, making it an ideal choice for golf enthusiasts.
- Fishing6/10
Coastal proximity offers sea fishing opportunities nearby, though specific freshwater or deep-sea setups will require travel.
- Horse Riding4/10
As an established residential area close to the city, equestrian facilities are limited locally and would require travel to outlying rural areas.
- Water Sports9/10
Salthill's coastal location makes it a prime spot for swimming, water sports, and seaside recreational activities.
- Entertaining8/10
Two separate reception rooms, a main kitchen and dining room, and a private rear garden provide excellent spaces for hosting family and guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a quiet and established residential development of just 18 homes, the property offers a peaceful setting while remaining close to urban conveniences.
- Rural Living2/10
This is an established urban and suburban neighbourhood setting in Salthill rather than a rural environment.
- Village Living7/10
The Salthill area provides a distinct community feel with local shops, cafes, and amenities within walking distance, mimicking a vibrant village atmosphere.
- Coastal Living9/10
Situated in Salthill with immediate access to the renowned Salthill Promenade, this home is exceptionally well-placed for coastal walks and seaside living.
- Urban Living8/10
Galway city centre, the West End, and the Latin Quarter are all within an easy 15-minute walk, offering fantastic access to urban amenities.
Social
6 areas- Community Involvement8/10
A mature residential development and active local community in Salthill offer strong opportunities for neighborhood engagement and local clubs.
- Café Culture9/10
A superb selection of cafes, restaurants, and bars are within easy walking distance in the Salthill area and nearby city centre.
- Nightlife8/10
Proximity to Salthill's venues as well as Galway's vibrant West End and Latin Quarter ensures excellent access to nightlife.
- Health/Wellness groups8/10
Local sports clubs, tennis facilities, and wellness groups are readily accessible in the immediate Salthill area.
- Networking Opportunities7/10
Proximity to Galway city centre provides good access to professional networking events and business hubs.
- Tech-Hub Connectivity7/10
Good general connectivity to Galway's growing technological and commercial sectors via short commutes or remote work setups.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-A4B135HouseDelve · 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.