81 Boireann Bheag, Roscam, Galway CityH91RDX3
€495,000
4 Bed~3 Bath~149 m²~BER B
What you'll like:
- Turnkey interior condition: The property is presented in exceptional decorative order throughout, allowing you to move in immediately without undertaking costly or time-consuming initial renovations.
- Favorable B energy rating: Achieving an efficient B BER rating ensures lower utility bills and provides potential eligibility for more affordable green mortgage interest rates.
- Spacious four bedrooms: The layout includes four generously proportioned bedrooms, offering ample accommodation for growing families or accommodating a dedicated home office setup.
- Master bedroom ensuite: The primary bedroom features a private ensuite bathroom, adding daily convenience and privacy for the homeowner away from the main family bathroom.
- Generous floor area: Measuring 149 square metres, the residence provides substantial living space across multiple levels compared to standard semi-detached houses in the immediate area.
- Large attic conversion: A high-standard attic conversion features southern-facing Velux windows, expanding the usable footprint and creating a bright space for various household activities.
- Modern fitted kitchen: The contemporary kitchen includes fitted units and connects to a separate dining room, creating an ideal functional layout for daily family meals.
- Solid fuel stove feature: The main lounge room incorporates a fitted solid fuel stove and shelving, providing an attractive focal point and efficient supplementary heating.
- Useful ground floor utility: A dedicated utility room keeps laundry appliances separate from the main kitchen area, helping to maintain a tidy and organized living environment.
- Private rear garden: The substantial rear garden is not directly overlooked, offering a peaceful outdoor space for relaxation, children to play, and outdoor dining.
- Mature landscaping features: The garden includes established Cherry blossom and Silver Birch trees, providing immediate natural maturity, greenery, and enhanced visual privacy.
- Paved outdoor patio area: A large paved patio situated to the side of the house creates an excellent low-maintenance surface for outdoor seating and entertaining guests.
- Ample off-street parking: The front driveway is fully paved and provides comfortable parking space for two or more vehicles directly outside the front door.
- Established residential development: Built by reputable developers, the estate is known for being well-maintained with mature trees, shrubbery, and abundant communal green spaces.
- Family-oriented local amenities: The neighborhood boasts recreational parks, playing fields, tennis and basketball courts, walking paths, and scenic picnic spots within a short walking distance.
- Proximity to local education: Several well-regarded national and secondary schools are located nearby, along with the expansive ATU College Campus for higher education options.
- Convenient employment hubs: Major local employers, business parks, and multi-nationals such as Parkmore, Medtronic, and Boston Scientific are easily accessible from this residential location.
- Healthcare facility proximity: The residence sits within easy reach of several key medical facilities, including the Bon Secours, Galway Clinic, and Merlin Park hospitals.
- Excellent transport connectivity: Quality local transport links and quick proximity to the M6 and M18 motorways facilitate seamless commuting to the city centre and surrounding regions.
- Stable asking price history: The recorded asking price has remained stable at €495,000 without fluctuations, indicating a consistent vendor pricing strategy since initial market introduction.
But keep in mind:
- Management company fees: The property incurs annual management fees of approximately €501 payable to M&C Property, representing an ongoing ownership cost you must factor into your budget.
- Attic compliance verification: Buyers must verify that the attic conversion complies with all current building regulations and fire safety requirements for habitable sleeping or office use.
- Lapsed extension planning: Previous planning permission for a ground floor extension has now lapsed, meaning you would need to reapply to the local authority if you wish to expand.
- Partial double glazing: The listing notes double glazing specifically on ground and first floors, so you should inspect the window specifications across all levels including the attic conversion.
- Active price stability: The lack of asking price reductions since listing might indicate limited immediate vendor motivation to negotiate below the current €495,000 asking price.
- Staircase configuration access: The conversion of the attic means an additional staircase is in place, which should be inspected to ensure it meets modern safety standards and maximizes hallway light.
- Potential drainage inspection: Given the mature trees such as Silver Birch near the boundaries, you should check the underground drainage pipes for potential root intrusion and blockages.
- Boundary fence maintenance: Shared or surrounding timber fencing and garden boundaries should be inspected to determine near-term replacement responsibilities between neighboring properties.
- Ventilation in converted spaces: The upper floor conversion should be thoroughly inspected for adequate ventilation and insulation performance behind finished wall panels to prevent trapped moisture.
- Storage water tank capacity: You should inspect the hot water cylinder and attic tank setup to ensure the plumbing system adequately supports simultaneous use of three bathrooms.
- Electrical system capacity: With modern appliances and potential home office setups, you should verify that the consumer unit and wiring meet current electrical safety standards.
- Heating system efficiency: While gas-fired central heating is installed, you should check the age and service history of the boiler to gauge remaining operational lifespan.
- External timber shed condition: The timber shed in the rear garden requires close inspection for rot and dampness to determine whether it needs immediate repairs or replacement.
- Management company sinking fund: You should request detailed accounts from the managing agent to confirm whether the development has sufficient sinking funds for major estate repairs.
- Traffic congestion during peak hours: The popularity of the surrounding residential areas and nearby business parks may contribute to commuter traffic bottlenecks during peak morning and evening times.
- Parking restriction enforcement: Visitor parking within the communal development areas should be checked against estate rules to ensure adequate space for guests without blocking neighbors.
- Sound insulation inspection: As a semi-detached residence, you should evaluate the level of acoustic insulation between neighboring walls to ensure adequate privacy from adjacent occupants.
- Surface water drainage: The paved front driveway and patio areas should be checked for proper sloping and drainage runoff to prevent pooling water near the building foundations.
- Roof tile and flashing condition: The main roof structure, valleys, and chimney flashings should be professionally surveyed to ensure weatherproofing integrity given the age of early 2000s construction.
- Broadband speed availability: You should verify the maximum broadband download and upload speeds available at this specific address if you intend to regularly work from the home office.
Price positioning
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- The asking price appears fairly valued or potentially slightly under-valued given recent comparable transactions on the exact same street achieving up to forty-nine hundred thousand euros shortly before this listing.
- Valuation signals are heavily supported by verified transactions nearby, including a similar residence selling for four hundred and ninety-two thousand euros and another at four hundred and eighty-five thousand euros.
- Factors supporting this price include a high BER energy rating, a turnkey condition, and an attic conversion, while factors that could undermine it relate to management fees and micro-location specifics.
- Relevant market dynamics show steady asking price history without reductions, indicating strong seller confidence and resilient local housing demand driven by proximity to major employment hubs and schools.
Build Analysis
What we know from similar construction types
- The property was constructed in the early 2000s by O'Malley Construction within a well-maintained and popular residential development.
- The house features a B BER rating, gas-fired central heating, double glazing on the ground and first floors, and triple-glazed Velux windows in the attic conversion.
- The attic has been converted into additional living space with Southern-facing Velux windows; a buyer should investigate and verify that all necessary fire safety works and building compliance certifications are in place for this conversion.
- The listing notes that previous planning permission was granted for a ground floor extension which has since lapsed; a buyer should check planning history records if considering future extensions.
- A management company is in place with annual fees of approximately €501, which a buyer's solicitor should review for coverage and sinking fund status.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- Explanation: With a floor area of 149 square meters and a favorable B energy rating, the property benefits from good thermal efficiency and gas-fired central heating, though costs will vary depending on individual usage patterns and energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The residential area of Roscam is situated away from heavy industrial zones, major landfills, or known waste incinerators.
- Any minor legacy industrial concerns in wider Galway east are well-buffered from modern suburban housing developments, though buyers should verify local environmental reports if concerned.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated residential area of Roscam, generally reducing the likelihood of surface water flooding during heavy rainfall events.
- While the overall flood risk appears low, standard conveyancing checks and local flood history maps should be consulted to confirm site-specific safety.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
278 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €485,000.00
60 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €490,000.00
APT 175 BOIREANN BHEAG, ROSCAM, GALWAY CITY
- Sale date
- Declared sale price
- €210,000.00
200 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €420,000.00
56 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €492,000.00
Recent sales in the wider Roscam area
18 CUIRT BHOIRNE, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €552,000.00
APT 56 TUAIRIN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €403,000.00
68 ROS CAOIN, ROSCAM, DOUGHISKA
- Sale date
- Declared sale price
- €600,000.00
66 AN REILEAN, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €695,000.00
66 CAISEAL CAM, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €456,000.00
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: €4,950 — 1% of €495,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 900 euro depending on the level of detail and type of pre-purchase survey conducted.
- Annual home insurance: approximately 400 to 800 euro per year depending on the policy coverage and reinstatement value.
Forum Talk
What people are saying about this area
- Residents frequently praise Roscam for its strong community atmosphere, family-friendly layout, and abundance of green spaces and recreational amenities.
- Local discussions often highlight the convenience of the neighbourhood's proximity to major employment hubs like Parkmore and major local hospitals.
- Traffic congestion during peak morning and evening commuting hours around the main approach roads to the east side of Galway City is a common topic in local forums.
- Homeowners in developments like Boireann Bheag generally appreciate the well-maintained landscaping and active management companies keeping communal areas tidy.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located in a popular, well-maintained development with an abundance of communal green spaces, a recreational park, playing fields, and a playground nearby. Several excellent national schools are within easy reach.
- Teenagers8/10
With four bedrooms, secondary schools nearby, and sports facilities such as tennis and basketball courts within a short walk, the home accommodates teenagers very well.
- Multi-generational Living7/10
The four-bedroom layout and large attic conversion provide flexible living space across multiple levels, though stairs access to the upper floors should be considered for elderly family members.
- Single Buyers6/10
A four-bedroom semi-detached house at this price point offers plenty of space, but it may exceed the space and maintenance requirements of a single buyer unless sharing or planning for a family.
- Couples8/10
Offers generous turnkey accommodation with room to grow, home office potential in the attic, and convenient access to employment hubs and Galway City.
- Empty Nesters7/10
The turnkey condition and low-maintenance requirements of a modern build are appealing, though four bedrooms and three bathrooms might offer more space than empty nesters typically require.
- Retirees6/10
While the home is well-maintained in a quiet suburban setting, the multi-story layout including stairs to bedrooms and an attic conversion may pose mobility challenges for ageing in place over the long term.
Work
3 areas- Remote Working9/10
The large attic conversion with Velux windows offers an excellent, quiet dedicated space suitable for a home office or remote working setup.
- Hybrid Commuting8/10
Conveniently located with quality transport links to Galway City and quick access to the M6 and M18 motorways for regional commuting.
- Retired7/10
Turnkey condition and proximity to local healthcare facilities like Merlin Park and Galway Clinic are positive factors, though stairs should be considered.
Practical
8 areas- Ageing in Place5/10
While the home is comfortable and well-maintained, the presence of multiple floors including a staircase to bedrooms and an attic conversion makes long-term ageing in place challenging without modifications.
- Low Maintenance8/10
Presented in turnkey condition throughout with modern fittings, double and triple glazing, and a managed development structure covering communal areas.
- Secure Gated Entry4/10
The property features a private paved driveway and gated side entrance, but the development itself is an open residential estate rather than a gated community.
- Minimalist Design6/10
The interior features standard traditional semi-detached room layouts and fitted furnishings rather than a stark minimalist architectural style.
- Flexible Floor Plans9/10
Includes four bedrooms, separate reception rooms, and a converted attic space that can serve as a bedroom, office, or storage area, offering great spatial flexibility.
- Heritage Home2/10
Constructed in the early 2000s, this is a modern semi-detached property rather than a period or heritage home.
- Ecological Setup8/10
Achieves a strong B energy rating, benefiting from gas-fired central heating, double and triple glazing, and good thermal efficiency.
- Outdoor areas8/10
Features a paved front driveway with ample parking, a gated side entrance, and a large private rear garden with a patio and mature trees that is not overlooked.
Interests
9 areas- Gardening7/10
Features a large private rear garden with a lawn area, timber shed, and mature trees, alongside a paved front driveway.
- Walking9/10
The development boasts dedicated walking paths, scenic picnic areas, and proximity to recreational parks and green spaces.
- Gym6/10
While there is no private gym on site, the attic conversion provides adequate indoor space to set up a home workout area, and local amenities are accessible.
- Cycling7/10
Good local road infrastructure and proximity to Galway City and nearby suburbs offer accessible cycling routes.
- Golf6/10
The location provides reasonable access to the surrounding Galway region's golf courses via nearby motorways.
- Fishing5/10
Coastal and river fishing spots in the broader Galway area are within driving distance, though not directly on the doorstep.
- Horse Riding5/10
Equestrian facilities can be found in the wider Galway county countryside, requiring a short drive from this suburban location.
- Water Sports6/10
Proximity to Galway Bay and surrounding coastal areas supports water sports enthusiasts, though transport is needed to reach the water.
- Entertaining8/10
Includes a modern fitted kitchen, separate dining room, and a large private rear garden with a paved patio area ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular residential development with mature landscaping and a private rear garden that is not overlooked, offering a peaceful suburban environment.
- Rural Living3/10
This is an established urban-suburban development on the east side of Galway City with neighbouring housing, retail parks, and employment hubs rather than a rural setting.
- Village Living6/10
The local Roscam area and nearby retail parks and cafes provide a community-focused feel, though it remains part of Galway City's suburban sprawl.
- Coastal Living6/10
Roscam is situated on the east side of Galway City with proximity to coastal areas like Oranmore, though the immediate property is set within an inland residential estate.
- Urban Living7/10
Provides convenient access to Galway City and local employment hubs via quality transport links, while maintaining a suburban residential atmosphere.
Social
6 areas- Community Involvement8/10
Boireann Bheag is a well-established and active residential development supported by communal green spaces and local community amenities.
- Café Culture7/10
Nearby shopping centres, retail parks, and local cafes provide good options for social outings.
- Nightlife5/10
The immediate neighbourhood is primarily residential and quiet, requiring travel into Galway City centre for extensive nightlife options.
- Health/Wellness groups7/10
Access to local parks, walking paths, tennis and basketball courts, and nearby wellness amenities support an active lifestyle.
- Networking Opportunities7/10
Proximity to major employment hubs, business parks, and ATU College Campus facilitates professional networking.
- Tech-Hub Connectivity8/10
Located very close to major multinational employers and technology hubs in Parkmore and surrounding business parks.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-A95D64HouseDelve · 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.