86 Duirling, Roscam, Galway City, Co. GalwayH91XNP8
€360,000
2 Bed~1 Bath~74 m²~BER C
What you'll like:
- Desirable East Galway Location: Situated in the highly sought-after Roscam area, this home provides exceptional convenience for professionals working in nearby employment hubs like Parkmore and Ballybrit.
- Reputable Development Builder: Constructed circa 2006 by the well-regarded O Malley Group, assuring buyers of established build quality within a mature, settled neighbourhood setting.
- Owner Occupied Condition: Presented in good condition throughout by the current owner, allowing a buyer to move in immediately without undertaking urgent structural renovations.
- Efficient Dual-Level Layout: Features a practical two-storey configuration spanning approximately 74 square metres, balancing comfortable living areas downstairs with private bedroom spaces upstairs.
- Bright Interior Spaces: Benefiting from large windows that flood the property with natural light, creating an inviting and uplifting daily living environment for occupants.
- Direct Garden Access: The spacious living room opens directly to a private rear garden, seamlessly extending your indoor entertaining space outdoors during warmer months.
- Private Rear Garden: Provides a secure outdoor sanctuary ideal for relaxation, container gardening, or hosting guests without overlooking immediate neighbours aggressively.
- Convenient Rear Lane Access: Includes a communal rear access lane that facilitates hassle-free bin movement and garden maintenance without carrying waste through the main house.
- Ample Communal Parking: Offers plentiful parking spaces situated directly to the front of the property, ensuring convenient vehicle storage for residents and visitors alike.
- Double Glazed PVC Windows: Equipped with modern double glazing that helps retain interior warmth, reduce external noise penetration, and improve overall energy efficiency.
- Gas Fired Central Heating: Features a reliable gas central heating system, providing quick and controllable warmth throughout the home during colder winter months.
- Main Bedroom En-Suite: The generously proportioned primary bedroom includes a private en-suite bathroom, offering added convenience and privacy for the homeowner.
- Proximity to Oranmore: Positioned just a seven-minute drive from the picturesque village of Oranmore, granting easy access to coastal walks, cafes, and local amenities.
- Rapid City Access: Located roughly twelve minutes from Galway City Centre, making daily commutes or leisure trips into the vibrant urban core straightforward.
- Public Transport Links: Benefits from a regular city bus service operating nearby, providing a viable, eco-friendly commuting alternative for non-drivers or city workers.
- Retail Convenience Nearby: Close proximity to Briarhill Shopping Centre ensures weekly grocery shopping and local retail errands can be accomplished with minimal travel time.
- Healthcare Hub Proximity: Situated conveniently close to Merlin Park Hospital and The Galway Clinic, which is a major advantage for healthcare sector employees or peace of mind.
- Commuter Highway Access: Offers exceptionally fast entry onto the M6 Galway-Dublin motorway, ideal for frequent motorists travelling outside the county for work.
- Strong Community Atmosphere: The development is renowned for well-maintained landscaped green areas and recreational spaces, fostering a welcoming environment for families.
- Broad Buyer Appeal: Represents a versatile property option that easily suits first-time buyers, downsizers, or investors seeking a reliable rental asset in Galway.
But keep in mind:
- Moderate BER Rating: Holds a C energy rating, which means a buyer should investigate potential thermal upgrades to reduce future heating bills and carbon emissions.
- Restricted Floor Area: Measuring around 74 square metres, the compact footprint might feel limited for growing families or buyers needing extensive home-office space.
- Single Main Bathroom Upstairs: Serves both bedrooms with only one full family bathroom upstairs in addition to the en-suite, which could create morning bottlenecks for occupants.
- Communal Parking Dependency: Relies on shared communal spaces out front rather than a dedicated private driveway, potentially leading to evening parking competition.
- Shared Rear Lane Security: While convenient for bins, the rear access lane introduces a minor security consideration that buyers should review regarding boundary safety.
- Management Fee Uncertainty: Buyers must verify if a management company operates within the development and check the annual service charges applicable for communal upkeep.
- High Entry Price Point: Listed at €360,000 for a two-bedroom terrace, requiring purchasers to carefully evaluate local comparable values to ensure sound investment equity.
- Single Recorded Asking Price: Maintained a static asking price with no recorded reductions, suggesting the vendor may hold firm during initial price negotiations.
- Potential Urban Congestion: Proximity to major industrial parks like Parkmore can generate heavy rush-hour traffic delays along surrounding access arteries during peak commuting times.
- Mid-Terrace Sound Transmission: As a mid-terrace dwelling, buyers should inspect party wall sound insulation levels to ensure privacy from immediate adjoining neighbours.
- Compact Kitchen Layout: The kitchen/dining area footprint should be inspected to ensure it accommodates modern dining furniture and full-sized appliances comfortably.
- Garden Maintenance Oversight: Shared or communal aspects surrounding the property boundaries should be checked to clarify individual versus collective upkeep responsibilities.
- Heating System Age Check: Since the property dates back to circa 2006, the buyer should commission a survey to check the operational lifespan of the gas boiler.
- Ventilation and Moisture: Buyers should check window trickle vents and extractor fans during a survey to ensure adequate moisture control in the compact bathroom spaces.
- Attic Insulation Verification: The buyer should inspect the attic space to confirm current insulation depths meet modern standards for heat retention.
- Window Seal Integrity: Double-glazed PVC units from the mid-2000s should be checked for misting or failing seals that might require pane replacements.
- Future Expansion Limits: Due to the mid-terrace layout and plot size, extending the living space significantly may prove structurally challenging or restricted.
- Storage Limitations: The property lacks a dedicated garage, meaning buyers must rely entirely on internal wardrobes and attic space for seasonal storage.
- Local Rental Caps: Investors should review local Rent Pressure Zone regulations to understand maximum allowable rental income limits for this specific location.
- Underlying Structural Survey: Given the 2006 construction era, a thorough professional pre-purchase survey remains essential to rule out any latent defects or plumbing issues.
Price positioning
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- The asking price of €360,000 for this two-bedroom mid-terrace home appears reasonably aligned with recent local market data, reflecting a balanced entry point for a well-maintained property in a popular residential area near major employment hubs.
- Valuation signals show stability with steady regional transaction activity, though the C energy rating may prompt some cautious bidding compared to higher efficiency homes nearby that command stronger final figures.
- Potential support for this pricing level includes sustained commuter demand and proximity to local amenities, whereas factors such as limited square footage and potential competition from larger properties could undermine higher offers.
- The recorded pricing history shows a stable asking figure without reductions, suggesting the vendor is confident in current market interest while leaving room for standard competitive negotiation dynamics among prospective buyers.
Build Analysis
What we know from similar construction types
- Constructed circa 2006 by the O'Malley Group in a well-regarded residential development, featuring double-glazed PVC windows and gas-fired central heating.
- Mid-terrace configuration with a floor area of approximately 74 square metres (noting minor discrepancies with the BER details mentioning 69 sqm), featuring a two-storey layout comprising two bedrooms and bathroom facilities.
- Includes a private rear garden with access via a communal rear lane for bins and maintenance, alongside communal parking to the front.
- A buyer should verify compliance with current building regulations, fire safety standards for mid-terrace dwellings, and check the management company arrangements and associated service charges for the communal areas and parking.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 to 1,400 euro.
- This estimate is based on the property's floor area of 74 square meters, a C energy rating, and gas fired central heating.
Pollution Safe
9/10Environmental situation to investigate
- The residential area of Roscam is primarily suburban and residential, showing no apparent immediate proximity to major heavy industrial plants, active landfills, or large-scale waste incinerators.
- Any historical industrial legacy or localized environmental concerns remain low based on surrounding land use, though standard routine inquiries regarding local municipal zoning or historical site uses can be verified by the buyer.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in the established Roscam residential area of Galway City, which generally occupies elevated suburban terrain away from major coastal or river floodplains.
- Official mapping shows no recorded flood zones immediately impacting this specific development site.
- Standard surface water pooling during intense rainfall is possible in any paved urban setting, but the surrounding topography limits major fluvial or tidal inundation risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
49 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €360,000.00
3 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €465,000.00
40 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €240,000.00
13 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €390,400.00
50 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €300,000.00
Recent sales in the wider Roscam area
278 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €485,000.00
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
60 BOIREANN BHEAG, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €490,000.00
80 KNOCKNACARRA PARK, GALWAY CITY, GALWAY
- Sale date
- Declared sale price
- €445,000.00
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
86 DUIRLING, ROSCAM, GALWAY
- Sale date
- Declared sale price
- €210,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,600 — 1% of €360,000.
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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 outlay.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 900 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Roscam area frequently highlight the strong community atmosphere and well-maintained communal green spaces within the Duirling development.
- Local discussions often note the convenience of the regular city bus service and easy access to major employment hubs such as Parkmore and Ballybrit.
- Commuters frequently discuss traffic congestion during peak morning and evening hours along the routes connecting Roscam into Galway City centre.
- Forum users often praise the proximity to local conveniences like Briarhill Shopping Centre and the short drive to Oranmore village.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two bedrooms and a private rear garden, making it suitable for a small family with young children, alongside nearby parks and green areas.
- Teenagers6/10
With two bedrooms and 74 square meters of space, teenagers will have adequate room, though growing families might eventually desire additional bedrooms or separate living areas.
- Multi-generational Living4/10
The two-bedroom layout and 74 square meter floor area limit the potential for multi-generational living compared to larger detached homes.
- Single Buyers9/10
This two-bedroom terrace home offers an ideal entry point for single buyers looking for a manageable property in a sought-after Galway location.
- Couples9/10
An excellent match for couples, providing a comfortable two-bedroom layout, private outdoor space, and convenient access to Galway City and Oranmore.
- Empty Nesters8/10
The low-maintenance nature of a mid-terrace home makes it an appealing option for downsizers looking to simplify their living arrangements.
- Retirees7/10
While manageable and located in a peaceful setting, retirees should consider that the accommodation is arranged over two levels with bedrooms upstairs.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows for a dedicated home office setup, though buyers should verify local broadband speeds.
- Hybrid Commuting9/10
Ideally positioned for hybrid workers needing access to Galway City, Parkmore, Ballybrit, or the M6 motorway.
- Retired8/10
Well suited for retirees seeking a manageable, well-maintained home within an established community.
Practical
8 areas- Ageing in Place6/10
While manageable in size, the two-story layout with upstairs bedrooms means it may be less ideal for long-term ageing in place without modification.
- Low Maintenance8/10
A modern mid-terrace home offering manageable interior and exterior upkeep for occupants.
- Secure Gated Entry3/10
The property relies on standard suburban residential layout rather than a gated community structure.
- Minimalist Design7/10
Clean lines and well-proportioned rooms offer a good canvas for a minimalist interior design approach.
- Flexible Floor Plans6/10
The standard two-bedroom layout offers defined spaces rather than highly flexible open-plan configurations.
- Heritage Home2/10
Constructed circa 2006, this is a modern property rather than a traditional heritage home.
- Ecological Setup6/10
Features a BER C rating, double-glazed PVC windows, and gas-fired central heating, with potential for further energy efficiency upgrades.
- Outdoor areas7/10
Includes a private rear garden with rear lane access, complemented by landscaped communal green areas.
Interests
9 areas- Gardening5/10
Features a private rear garden space which provides a manageable area for pot plants and basic gardening.
- Walking8/10
Benefiting from landscaped communal green areas and recreational spaces within the development, alongside local footpaths.
- Gym6/10
Proximity to Galway City and surrounding areas provides reasonable access to local fitness facilities.
- Cycling7/10
The location offers manageable cycling routes toward Galway City and Oranmore, though buyers should verify dedicated cycle lane connectivity.
- Golf6/10
Reasonable proximity to regional golf courses in the greater Galway area.
- Fishing5/10
Coastal and river fishing opportunities exist in the wider Galway region, requiring a short drive.
- Horse Riding4/10
Equestrian facilities are generally located further out in the surrounding countryside rather than immediately on hand.
- Water Sports6/10
Proximity to Galway Bay offers access to various water sports and marine activities with a short commute.
- Entertaining7/10
The kitchen/dining area and direct access to a private rear garden offer suitable spaces for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in the well-regarded Duirling development known for its peaceful setting and well-maintained surroundings.
- Rural Living3/10
Located in a suburban residential development close to Galway City rather than a rural setting.
- Village Living7/10
Roscam provides a strong community atmosphere, with easy access to nearby Oranmore village amenities.
- Coastal Living5/10
While located in Galway City near the coast, the immediate setting is a suburban residential development.
- Urban Living7/10
Offers convenient access to Galway City Centre and major employment hubs via regular transport links and nearby roadways.
Social
6 areas- Community Involvement8/10
The development is noted for its strong community atmosphere and well-maintained shared spaces.
- Café Culture7/10
Good access to local amenities, with nearby Oranmore village and Galway City offering vibrant café scenes.
- Nightlife6/10
Local amenities include neighbourhood spots, while a wider variety of nightlife options is accessible in Galway City Centre.
- Health/Wellness groups7/10
Proximity to medical hubs like Merlin Park Hospital and The Galway Clinic, alongside local wellness classes.
- Networking Opportunities7/10
Conveniently located near major business parks like Parkmore and Ballybrit, supporting professional networking.
- Tech-Hub Connectivity8/10
Excellent proximity to major tech and industrial employers in the Parkmore and Ballybrit areas.
Listing information
- Agent
- Sheehy Meares Real Estate
- Phone
- 09066 26579
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-7B6712HouseDelve · 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.