
9 Saint Joseph's Park, Tuam, Co. GalwayH54RR92
€250,000
2 Bed~1 Bath~69 m²~BER F
What you'll like:
- Central Location: The property is situated in a sought after development in Tuam, placing essential town amenities right on your doorstep for maximum daily convenience.
- Palace Grounds Proximity: Enjoying direct private access to the adjacent Palace grounds to the rear, the home provides exceptional outdoor green space and scenic views.
- Front Green Outlook: Being positioned to front directly onto established green areas enhances the immediate residential setting and provides a pleasant open aspect.
- Bright Bungalow Layout: The semi detached single storey footprint offers well proportioned rooms throughout, appealing strongly to first time buyers or those downsizing.
- Spacious Living Room: A large front reception room features a prominent marble fireplace and solid fuel stove, creating a bright and comfortable focal gathering space.
- Flexible Kitchen Space: The rear kitchen comes fitted with storage units and offers a straightforward layout allowing buyers to easily redesign the space to personal tastes.
- Open Plan Potential: An archway connects the kitchen to a well lit dining area, providing the clear potential to create a seamless open plan kitchen diner layout.
- Generous Double Bedrooms: Two fine size double bedrooms both include built in wardrobes, with the front bedroom also retaining an attractive decorative tiled fireplace.
- Scenic Rear Views: The rear bedroom enjoys lovely picture frame views overlooking the private landscaped garden and the mature greenery of the Palace grounds beyond.
- Modernized Bathroom: The three piece white suite includes a fully tiled floor to ceiling finish and an electric corner shower alongside natural window ventilation.
- Attached Garage Workshop: A large side garage measuring approximately twenty three square meters offers dual front and rear access, ideal for secure workshop and storage needs.
- Utility Provision: The sizable side garage is already plumbed for laundry appliances and houses the oil fired boiler, keeping utility functions neatly out of the main house.
- Landscaped Front Garden: A walled front boundary features a lavish lawn alongside mature hedging and shrubbery, creating a welcoming and attractive street presence.
- Off Street Parking: The tarmac driveway provides convenient off street parking space and accommodates dual vehicle and pedestrian access options safely.
- Sunny Rear Patio: A large tarmac patio area embracing the rear of the house creates an ideal sun drenched spot for outdoor dining during warmer summer months.
- Private Garden Access: The lawned back garden is lined with mature hedging and provides direct private access out to the neighboring public park facilities.
- Lean To Storage: Two practical lean to storage sheds flank the right hand side of the rear garden, offering helpful extra capacity for garden tools and equipment.
- Commuter Accessibility: The nearby M17 motorway establishes Tuam as a viable commuter town, significantly enhancing regional connectivity for Galway bound workers.
- Public Transport Options: Regular daily bus services operated by multiple providers make commuting to Galway and surrounding areas straightforward for non drivers.
- Stable Asking Price: The recorded asking price has remained stable at two hundred fifty thousand euros, indicating a consistent seller pricing strategy without recent erratic markups.
But keep in mind:
- Poor BER Rating: The property holds an F energy rating with a high performance indicator, meaning a buyer should budget for substantial insulation and heating upgrades.
- Modernisation Required: The interior is in need of general modernisation throughout, requiring significant capital expenditure by the buyer to bring finishes up to contemporary standards.
- Solid Fuel Reliance: The primary living room relies on a solid fuel stove for its main heating feature, which may not offer the automated convenience of modern central heating.
- Hot Press Location: The hot press with its dual immersion water cylinder is concealed within the living room panelled wall, potentially limiting future layout flexibility.
- Compact Kitchen Footprint: The current kitchen area is relatively modest at under eight square meters, which might feel restricted for buyers who prefer larger culinary workspaces.
- Dated Bathroom Sizing: The bathroom is moderately sized and features a wall mounted electric heater, suggesting that ventilation and heating setups may need future improvement.
- Single Bathroom Limit: With only one bathroom serving the two double bedrooms, larger households or visiting guests may experience morning congestion.
- Extension Dependency: While the listing notes potential for a substantial rear extension, this remains entirely subject to securing relevant local planning permissions.
- Oil Fired Heating: The property relies on an oil burner housed in the external garage, which involves managing fuel deliveries and potential maintenance of older external pipework.
- Roof Insulation Unknown: The attic is accessed via a simple hallway trap door, and a buyer should verify the depth and current condition of any existing attic insulation.
- Aluminum Porch Joinery: The entrance porch features older sliding aluminum doors, which can be prone to thermal bridging and may warrant eventual replacement for better efficiency.
- Electrical System Age: Given the overall need for modernisation, a buyer should commission a thorough electrical survey to check if the wiring requires a complete upgrade.
- Plumbing Inspection Needed: Prospective buyers should inspect the condition of internal galvanized or copper piping, particularly given the age of the dwelling and layout features.
- External Shed Condition: The lean to storage sheds at the side of the garden should be checked for dampness and structural soundness during a pre purchase survey.
- Boundary Maintenance: Mature hedging flanks several boundaries, and a buyer should clarify legal responsibilities for maintaining shared or dividing garden hedges.
- Park Access Security: Private access leading from the rear garden to the public Palace grounds introduces potential security and maintenance considerations that require review.
- Commuter Traffic Volume: Increased reliance on the M17 motorway and regional bus services can lead to peak time congestion for commuters traveling into Galway city.
- Town Centre Proximity: Being located right on the doorstep of Tuam town may bring occasional noise and activity from surrounding commercial and public amenities.
- Limited Floor Area: At sixty nine square meters, the compact footprint offers minimal surplus space, restricting storage options unless the garage is fully utilized.
- Resale Energy Penalty: Purchasing an F rated home requires careful financial planning, as lenders and future buyers often factor the heavy cost of retrofitting into valuations.
Price positioning
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- The asking price of €250,000 for this two-bedroom bungalow appears moderately undervalued given the strong comparable activity for similar residential properties across the local Tuam market and broader regional transactions.
- Valuation signals are supported by the property's highly convenient central location, large detached garage, and a desirable rear aspect backing onto the Palace grounds, though tempered by a poor F energy rating.
- Potential upside to the asking price is strongly supported by the scope for a substantial rear extension and commuter appeal, while downside risks include necessary modernization costs to upgrade the low energy efficiency.
- Overall, the pricing reflects realistic seller expectations for a property requiring capital expenditure, balancing its spacious plot and expansion potential against current energy performance retrofit requirements.
Build Analysis
What we know from similar construction types
- The property is a semi-detached bungalow of approximately 69 square metres, featuring two bedrooms, one bathroom, and an attached side garage/workshop.
- Given the floor area and layout, a buyer should investigate the potential for extending the property to the rear, which is mentioned as feasible subject to planning permission.
- The BER rating of F indicates that the building fabric, insulation, and heating systems are significantly outdated and will require substantial capital expenditure to achieve modern energy efficiency standards.
- A buyer should verify the condition of the roof, windows, and electrical systems, as the property is in need of general modernisation.
- The presence of an attached garage and lean-to storage sheds should be inspected for structural integrity, damp, and compliance with local planning regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €40,000 to €60,000.
- Reasoning: The property has a poor BER rating of F (336.39 kWh/m²/yr) and a modest floor area of 69 m². Bringing this home to a modern B2 BER standard will require comprehensive upgrades including external wall insulation, attic insulation, replacement of windows and exterior doors, upgrading the heating system to a heat pump or modern efficient boiler, and the installation of solar panels. Grant supports from SEAI may offset a portion of these costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400
- Given the property has an F BER rating and measures 69 square metres, thermal efficiency is likely low, resulting in higher energy usage compared to modern insulated homes.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established residential neighbourhood with no apparent immediate proximity to heavy industrial plants, active landfills, or major waste incinerators.
- Any historical or legacy industrial concerns in the wider Tuam area should be independently verified by the buyer through local environmental searches if specific site history is required.
Flood Safe
8/10Water overflow reports to follow up
- The location sits within an established inland town setting that generally experiences a low overall likelihood of river or coastal flooding, though local surface water pooling during extreme weather events should always be investigated.
- Prospective buyers are advised to consult local flood maps and environmental agencies to confirm the exact pluvial and fluvial flood risk associated with the specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
PALACE WAY, ST JOSEPHS PARK, TUAM
- Sale date
- Declared sale price
- €400,000.00
Recent sales in the wider Tuam area
2 NA HABHAINN, BISHOP ST, TUAM
- Sale date
- Declared sale price
- €140,000.00
12 THE BIRCHES, GALWAY RD, TUAM
- Sale date
- Declared sale price
- €371,000.00
2 BALLINAMONA PARK, TUAM, GALWAY
- Sale date
- Declared sale price
- €242,500.00
22 VICARS CHORAL, TUAM, CO GALWAY
- Sale date
- Declared sale price
- €190,000.00
ACORN COTTAGE, 13 DEMESNE COTTAGES, TUAM
- Sale date
- Declared sale price
- €273,000.00
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: €2,500 — 1% of €250,000.
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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 €3,000
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €400 to €800
- Annual home insurance: €350 to €700
Forum Talk
What people are saying about this area
- Locals in Tuam frequently discuss the benefits of living near amenities like the Palace Grounds and local public parks.
- Residents on community forums note that the M17 motorway has increasingly transformed Tuam into a popular commuter town for workers heading into Galway.
- Property buyers in the area often highlight the convenience of regular daily bus services operated by providers like Bus Eireann, GoBus, and Burkes Bus.
- Discussions regarding older residential developments like Saint Joseph's Park often focus on the potential for modernising properties and adding rear extensions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a lovely lawned front and rear garden with private access to the Palace grounds, offering a secure outdoor space for young children, though its central town location may require supervision near traffic.
- Teenagers6/10
With two double bedrooms and proximity to Tuam town amenities and schools, teenagers will appreciate the local convenience and independent access, although living space is relatively compact at 69 square metres.
- Multi-generational Living3/10
At 69 square metres with only one bathroom and two bedrooms, the current layout is too restrictive for multi-generational living without substantial extension work.
- Single Buyers9/10
The home is highlighted as an ideal first-time purchase, offering manageable proportions, a central location, and a workshop, though a buyer should investigate the costs of upgrading the F energy rating.
- Couples8/10
A great option for couples looking to step onto the property ladder or downsize, featuring a cozy solid fuel stove and potential to extend subject to planning permission.
- Empty Nesters8/10
Serving as an excellent downsize option with single-level bungalow living, manageable garden spaces, and proximity to town amenities, though some modernisation is needed.
- Retirees8/10
Bungalow living facilitates accessibility, and the low-maintenance footprint is appealing, though the buyer should verify the suitability of the current bathroom and heating systems for long-term comfort.
Work
3 areas- Remote Working7/10
The property offers quiet reception spaces and a large garage/workshop which could be adapted, but a buyer should verify broadband connectivity and speeds.
- Hybrid Commuting8/10
Regular daily bus services and the M17 motorway make Tuam a viable commuter town for Galway, rendering hybrid commuting quite manageable.
- Retired8/10
Single-level bungalow living, proximity to town amenities, and a manageable garden suit a retired lifestyle well.
Practical
8 areas- Ageing in Place8/10
As a semi-detached bungalow, it eliminates stairs and offers manageable upkeep, though modifications to the bathroom or layout might enhance long-term suitability.
- Low Maintenance6/10
The property requires some modernisation, and a buyer should budget for upgrades given the F energy rating, though outdoor lawn areas are reasonably sized.
- Secure Gated Entry4/10
Features walled boundaries with dual pedestrian and vehicle access and a tarmac drive, but lacks a secure automated gated entry system.
- Minimalist Design5/10
The layout features traditional room configurations rather than open-plan minimalist aesthetics, though options to redesign exist.
- Flexible Floor Plans7/10
The kitchen and dining area can be opened up into an open-plan space, and the property lends itself well to a substantial rear extension subject to planning.
- Heritage Home3/10
The listing highlights character and charm within an established development rather than a classified historic heritage property.
- Ecological Setup3/10
The property carries a low F energy rating and relies on an oil burner and solid fuel stove, meaning a buyer should investigate energy efficiency improvements.
- Outdoor areas9/10
Features a lavish front lawn, a sun-drenched rear garden with a tarmac patio, a large 23 sq m garage/workshop, and direct private access to the Palace grounds.
Interests
9 areas- Gardening8/10
Features a lavish lawn walled garden to the front and a wonderful landscaped rear garden complete with mature hedging, shrubbery, and a large garage/workshop.
- Walking9/10
Direct private access to the Palace grounds at the rear and a wonderful public park nearby make this an exceptional location for walking enthusiasts.
- Gym6/10
Tuam town boasts local leisure facilities and gyms, and the property's large garage space could potentially accommodate home gym equipment.
- Cycling6/10
The central town location allows for easy cycling access to local amenities, though transport links for wider cycling routes should be verified.
- Golf5/10
General regional access is available, but proximity to specific local golf facilities should be investigated by interested buyers.
- Fishing5/10
The broader Galway region offers fishing opportunities, though buyers should verify local river or lake access from this specific town address.
- Horse Riding4/10
Equestrian pursuits would require travel further out into the surrounding countryside as the immediate setting is urban.
- Water Sports2/10
Inland Tuam offers no immediate access to major water sports facilities without traveling toward the coast or major lakes.
- Entertaining7/10
The sun-drenched private rear garden with a large tarmac patio area provides a wonderful space for dining al fresco during warmer months.
Lifestyle
5 areas- Quiet Living7/10
Fronting onto green areas and backing onto the Palace grounds, the property offers a peaceful retreat despite its central position in Tuam.
- Rural Living3/10
Located right on the doorstep of the hustle and bustle of Tuam town, this is decidedly an urban or suburban setting rather than a rural one.
- Village Living5/10
While not a rural village, the central town parkside setting offers a community-focused neighbourhood feel with local conveniences nearby.
- Coastal Living1/10
The property is located inland in County Galway, far away from any coastal amenities.
- Urban Living8/10
Situated right on the doorstep of Tuam town with shops, restaurants, bars, and leisure facilities within very easy reach.
Social
6 areas- Community Involvement7/10
Being centrally located in a sought-after park near local amenities encourages active participation in the local Tuam community.
- Café Culture7/10
The hustle and bustle of Tuam town is right on the doorstep, offering a selection of local cafes and restaurants.
- Nightlife6/10
Local bars and restaurants in Tuam town are within easy walking distance, providing convenient local nightlife options.
- Health/Wellness groups6/10
Proximity to town leisure facilities supports participation in local health and wellness groups.
- Networking Opportunities5/10
While local town interactions are accessible, heavier professional networking would likely require travel to Galway city.
- Tech-Hub Connectivity5/10
Commuter links to Galway are strong via the M17 and daily buses, but local tech-hub infrastructure should be verified.
Listing information
- Agent
- DNG Joyce Auctioneers.
- Phone
- 093 25078
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-547F3EHouseDelve · 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.