Abbey Street , Loughrea, GalwayH62YX65
€285,000
3 Bed~2 Bath~101 m²~BER D2
What you'll like:
- Prime town-centre location: Situated right in the heart of Loughrea, this property guarantees excellent pedestrian footfall and high visibility for any retail or commercial business venture.
- Versatile mixed-use potential: The layout provides great flexibility for investors wanting to combine a ground-floor commercial space with upper-floor residential units.
- Existing commercial setup: The property is currently configured as a hair design studio featuring timber flooring and wall panelling, allowing businesses to resume operations quickly.
- Generous floor area: Providing approximately 101 square metres of accommodation across two floors, the building offers well-proportioned rooms suitable for various operational setups.
- Grant funding opportunity: The property may qualify for the Vacant Above the Shop Grant offering up to €95,000, which significantly offsets the costs of residential conversion.
- Exempted development status: The vendor already has a declaration of exempted development in place, potentially streamlining the initial planning and administrative phases for buyers.
- Pre-drawn conversion plans: Architectural plans have already been drawn up to convert parts of the building into residential accommodation, saving the buyer time and design expenses.
- Outdoor garden space: The small rear garden includes a covered area, providing a pleasant private outdoor retreat or functional utility zone for occupants.
- Scenic lake views: A balcony located off the first-floor kitchen offers attractive views overlooking Loughrea Lake, enhancing the appeal of any future residential apartment.
- Oil-fired central heating: The building is equipped with an existing oil-fired central heating system, ensuring the interior can be easily heated during colder months.
- Multiple toilet facilities: Having toilet facilities on both the ground and first floors improves convenience for staff, commercial customers, and potential residential tenants alike.
- Established business address: Abbey Street is a recognized commercial thoroughfare in the town, making it easier to attract local clientele and business associates.
- Independent room layouts: The multiple generously sized rooms across both floors allow for private offices, dedicated storage areas, or distinct operational zones.
- Kitchen infrastructure: The first floor includes a dedicated kitchen space equipped with a sink and counter space, supporting everyday convenience for staff or residents.
- Natural light integration: The multi-room layout across two levels benefits from windows that introduce natural daylight into the workspace and storage zones.
- Attractive interior finishes: Timber flooring and decorative timber wall panelling throughout parts of the ground floor create a warm, welcoming aesthetic for visitors.
- Investor-friendly asking price: Priced at €285,000, the property represents an accessible entry point for commercial real estate investors looking for value-add opportunities.
- Stable asking price history: The asking price has remained stable at €285,000 since tracking began, indicating transparent and consistent vendor pricing expectations.
- Viewing flexibility: The selling agent is readily available to coordinate private viewings by appointment, allowing interested buyers to inspect the structural condition firsthand.
- Future development upside: Successfully executing the proposed residential conversion could unlock significant rental income and capital appreciation in a central town location.
But keep in mind:
- Subpar energy rating: The property holds a D2 BER rating, indicating poor energy efficiency that will likely require substantial insulation and heating upgrades.
- High renovation outlay: Converting the upper floors and modernizing the commercial space will demand significant capital expenditure beyond the initial purchase price.
- Grant condition uncertainties: Accessing the Vacant Above the Shop Grant is subject to strict eligibility criteria and formal approval, which is not guaranteed.
- Planning compliance verification: Buyers must independently verify that the existing declaration of exempted development covers all intended commercial and residential alterations.
- Upkeep of older infrastructure: As a traditional town building, prospective buyers should budget for ongoing maintenance costs associated with older structural elements.
- Limited parking availability: Town-centre locations often lack dedicated off-street parking, which could pose logistical challenges for commercial customers and residents.
- Restricted rear outdoor space: The rear garden is described as small, offering limited recreational outdoor space for future residential occupants.
- Staircase and access limits: Multi-story layouts without a lift can restrict accessibility for individuals with mobility impairments visiting upper-floor areas.
- Commercial lease considerations: Buyers must check if any existing tenancies or lease agreements affect vacant possession and immediate operational timelines.
- Storage-heavy upper floor: The first-floor rooms are currently used for storage, meaning they may require major fit-outs to become habitable living quarters.
- Plumbing and wiring checks: Thorough electrical and plumbing surveys are essential to ensure the older building meets current safety and building regulations.
- Heating efficiency concerns: Oil-fired central heating systems can be costly to run, making a transition to modern heat pumps worth investigating.
- Potential sound transmission: Mixed-use buildings can experience noise transfer between commercial ground floors and upper residential flats if soundproofing is inadequate.
- Fire safety compliance: Converting upper levels into residential apartments will trigger strict fire safety and compartmentalization regulations that can be expensive to install.
- Local commercial demand: Buyers should research current retail and salon demand in Loughrea to ensure steady commercial occupancy and rental yields.
- Roof and exterior inspection: A professional survey is necessary to check the condition of the roof, gutters, and exterior walls for weather damage or dampness.
- Potential damp issues: Older town-centre properties with rear extensions can be prone to dampness, requiring careful inspection of ground-floor walls.
- Waste management logistics: Town-centre properties often lack easy side access for commercial waste storage and bin collection logistics.
- Transaction closing timelines: Navigating grant applications, planning permissions, and mixed-use conveyancing can significantly extend the legal purchase timeline.
- Resale liquidity risks: Specialized commercial and residential mixed-use properties in smaller towns can sometimes have a narrower pool of future buyers.
Price positioning
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- The asking price appears somewhat overvalued relative to historical baseline transactions on the same street, primarily reflecting the commercial zoning, mixed-use potential, and the inclusion of a functional two-storey layout.
- Valuation signals are mixed, as the baseline asking price is elevated compared to older local benchmarks, though this premium is partially offset by potential renovation grants and versatile town-centre adaptability.
- Such a pricing strategy could be supported by successful execution of residential conversion plans, whereas unexpected structural liabilities or high refurbishment costs might undermine buyer interest.
- Relevant market dynamics include the property's lake views, central location in Loughrea, and the steady demand for flexible commercial and residential hybrid properties in this regional hub.
Build Analysis
What we know from similar construction types
- The property is a centrally located two-storey mixed commercial and residential building spanning approximately 101 square metres, currently operating as a hair design studio on the ground floor with storage and kitchen areas on the first floor.
- The building features oil-fired central heating, timber flooring, timber wall panelling, a small rear garden with a covered area, and a first-floor balcony overlooking Loughrea Lake.
- Plans have been drawn up to convert parts of the ground and first floors into residential accommodation, and the vendor has a declaration of exempted development in place.
- A buyer should investigate the exact compliance of the existing structure, verify the scope and validity of the exempted development declaration, and check the terms and eligibility for the Vacant Above the Shop Grant.
- Due to the commercial use history and proposed conversion plans, a structural survey should be conducted to assess the condition of the roof, walls, plumbing, and electrical systems, as well as any fire safety requirements needed for mixed-use or full residential occupation.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D2 BER rating, indicating that the building envelope, heating systems, and overall energy efficiency fall below modern standards and would benefit significantly from a deep retrofit.
- For a property of approximately 101 m² with a D2 rating, a comprehensive deep retrofit involving upgraded wall insulation, new double or triple-glazed windows and exterior doors, roof insulation, and an upgraded heating system (such as a heat pump or high-efficiency boiler) typically ranges from €40,000 to €65,000.
- Actual costs will depend heavily on the extent of the planned residential conversion works, structural interventions required, and whether grant funding such as SEAI grants or the Vacant Above the Shop Grant can be successfully utilized to offset upgrade expenses.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,500 to 2,200 euro.
- Explanation: Given the 101 square metre floor area and a D2 BER rating indicating lower energy efficiency, heating costs for oil-fired central heating will likely be higher than average.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ABBEY ST, LOUGHREA, GALWAY
- Sale date
- Declared sale price
- €154,000.00
ABBEY ST, LOUGHREA, GALWAY
- Sale date
- Declared sale price
- €100,000.00
38A ABBEY ST, LOUGHREA, GALWAY
- Sale date
- Declared sale price
- €195,000.00
Recent sales in the wider Loughrea area
MOYGLASS, LOUGHREA, CO GALWAY
- Sale date
- Declared sale price
- €190,000.00
43 COSCORRIG CRESCENT, LOUGHREA, GALWAY
- Sale date
- Declared sale price
- €260,000.00
NEWHAVEN, TULLAHILL, LOUGHREA
- Sale date
- Declared sale price
- €460,000.00
25 LAKESIDE PARK, LOUGHREA, CO GALWAY
- Sale date
- Declared sale price
- €410,000.00
24 EDEN PARK, CAHERONAUN RD, LOUGHREA
- Sale date
- Declared sale price
- €364,000.00
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: €2,850 — 1% of €285,000.
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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 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for a 101 square metre commercial and residential property.
- Annual home insurance: approximately 400 to 800 euro depending on the coverage level and commercial or mixed-use underwriting requirements.
Forum Talk
What people are saying about this area
- Locals in Loughrea frequently discuss town-centre regeneration initiatives and the potential for upper-floor residential conversions above commercial properties.
- Residents often share community updates regarding local business developments and retail activity along Abbey Street and surrounding areas.
- Traffic management and parking availability in the heart of Loughrea are regular topics of conversation among town-centre residents and business owners.
- Community forums highlight the scenic appeal and recreational amenities of Loughrea Lake, located close to the town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is currently configured as a commercial salon with mixed-use potential rather than a traditional family home, featuring a busy town-centre location on Abbey Street that lacks immediate private garden space for young children.
- Teenagers4/10
Being right in the heart of Loughrea provides good access to town amenities, but the current layout requires significant residential conversion before it is suitable for teenagers.
- Multi-generational Living4/10
While there are two floors and multiple rooms, the property currently operates commercially and would require extensive adaptation to comfortably accommodate multiple generations.
- Single Buyers7/10
An appealing option for enterprising single buyers looking to combine a business venture with a live-above or mixed-use conversion project in a central location.
- Couples6/10
Offers exciting potential for couples interested in a renovation project or commercial enterprise, though the current layout is not immediately move-in ready as a residence.
- Empty Nesters5/10
Town-centre convenience is a plus, but stairs across multiple floors and the need for residential conversion may not suit all empty nesters looking for low-maintenance living.
- Retirees4/10
The multi-level layout and lack of a ground-floor bedroom or accessible bathroom mean retirees should investigate the feasibility and cost of planned residential modifications.
Work
3 areas- Remote Working7/10
The multiple rooms across two floors provide excellent potential to set up a dedicated home office alongside residential quarters.
- Hybrid Commuting6/10
Central town location provides decent access to local transport links, though commuting times will depend on your primary workplace destination.
- Retired4/10
Given the commercial nature and multi-level layout, retirees would need to undertake substantial adaptation works to suit retirement living.
Practical
8 areas- Ageing in Place3/10
With multiple floors and no existing ground-floor bedroom, substantial renovations would be required to facilitate ageing in place.
- Low Maintenance4/10
As a commercial/residential building requiring conversion and upgrading, ongoing maintenance will be higher than a modern turnkey home.
- Secure Gated Entry3/10
The property opens directly onto Abbey Street without a secure gated entryway.
- Minimalist Design4/10
Currently fitted out as a salon with timber wall panelling and partitioned rooms, requiring a complete redesign for minimalist living.
- Flexible Floor Plans9/10
Highly versatile layout across two floors with existing plans drawn up for residential conversion, offering great flexibility.
- Heritage Home4/10
While centrally located, it is presented primarily as a versatile commercial/residential premises rather than a traditional protected heritage home.
- Ecological Setup4/10
The property has a D2 BER rating and relies on oil-fired central heating, meaning energy efficiency upgrades should be investigated.
- Outdoor areas4/10
Features a small garden with a covered area to the rear and a first-floor balcony overlooking the lake, offering modest outdoor space.
Interests
9 areas- Gardening2/10
The property features only a small garden with a covered area, offering minimal scope for serious gardening.
- Walking8/10
Town-centre location makes it exceptionally easy to walk to local shops, amenities, and nearby lakeside paths.
- Gym6/10
Proximity to Loughrea town centre provides reasonable access to local fitness facilities.
- Cycling6/10
Town location allows for straightforward cycling connectivity, though secure indoor storage would need to be arranged during the conversion.
- Golf5/10
General location in Loughrea provides access to regional courses, though buyers should verify exact travel times.
- Fishing7/10
Proximity to Loughrea Lake offers great appeal for fishing enthusiasts.
- Horse Riding4/10
Equestrian activities would require travel outside the immediate town centre to rural stables.
- Water Sports7/10
The balcony view overlooking Loughrea Lake highlights the close proximity to water-based activities.
- Entertaining6/10
The first-floor balcony and potential residential conversion offer interesting spaces for entertaining once renovations are complete.
Lifestyle
5 areas- Quiet Living4/10
Located on Abbey Street in the heart of Loughrea town, buyers should expect typical town-centre ambient noise rather than a tranquil countryside setting.
- Rural Living2/10
This is a distinctly urban or town-centre commercial-residential property with very limited outdoor space.
- Village Living8/10
Situated right in Loughrea town, offering immediate access to local shops, services, and community amenities.
- Coastal Living3/10
While there is a balcony overlooking Loughrea Lake, the setting is inland rather than coastal.
- Urban Living7/10
Positioned centrally within the town, making it convenient for those who enjoy a vibrant town-centre lifestyle.
Social
6 areas- Community Involvement8/10
Being located directly on Abbey Street puts you at the heart of the local Loughrea business and residential community.
- Café Culture8/10
Town-centre positioning ensures local cafes, shops, and social spots are just a short walk away.
- Nightlife7/10
Pubs, restaurants, and evening venues in Loughrea are easily accessible from this central address.
- Health/Wellness groups7/10
Local community hubs and amenities offer good opportunities for pilates & stretching and wellness groups nearby.
- Networking Opportunities8/10
An exceptional location for business networking, operating currently as a hair design studio with high footfall potential.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and infrastructure capability, particularly for remote tech work.
Listing information
- Agent
- Pat Callanan Property Sales
- Phone
- 091 844 818
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-7E14F0HouseDelve · 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.