Ardskea Beg, Ballyglunin, Tuam, Co. GalwayH54A628
€495,000
5 Bed~4 Bath~224 m²~BER B
What you'll like:
- High Energy Rating: The property achieves a strong B energy rating which indicates good thermal efficiency and lower potential heating costs for future occupants.
- Spacious Floor Area: Spanning two hundred twenty four square meters, this five bedroom detached home offers exceptionally generous accommodation suitable for larger families or multi-generational living arrangements.
- Substantial Site Size: Set upon a generous zero point seven five acre plot, the property provides ample outdoor space for children, gardening enthusiasts, and future landscaping projects.
- Solar Water Heating: Installed solar panels help heat domestic water efficiently, contributing to reduced energy consumption and lower utility bills throughout the sunny months.
- Holocore Upper Flooring: The inclusion of concrete holocore flooring on the upper level significantly enhances structural solidity and improves sound insulation between downstairs and upstairs.
- Convenient Commuter Access: Located only a five minute drive from the M17 motorway access via the Roscommon exit, making commutes to Galway City and surrounding areas straightforward.
- Proximity To Amenities: Positioned just a one minute drive from Corrofin village and within a ten minute drive of Tuam, ensuring schools, shops, and services are nearby.
- Detached Garage: Features a spacious blocked garage equipped with a roller door, offering secure parking, excellent workshop potential, and ample extra storage for household items.
- South West Conservatory: A bright south west facing conservatory provides a sunlit retreat directly accessible from the dining area, perfect for enjoying warm afternoon sunshine.
- Dual Living Spaces: Features both a main living room with a bay window and an additional sitting room or downstairs bedroom, offering great layout flexibility for family activities.
- Handcrafted Kitchen Finish: The kitchen boasts bespoke handcrafted oak units and an exquisite standalone island with high quality worktops, creating a luxurious and functional culinary space.
- Porcelain Tiled Hallway: The entrance hallway is adorned with elegant cream porcelain tiled flooring, creating an impressive and easy to maintain first impression for visitors.
- Multiple Ensuite Bedrooms: Two of the upper double bedrooms include private ensuite bathrooms, while one also features a walk in wardrobe for added convenience and luxury.
- Dedicated Utility Room: A separate utility room equipped with a sink, washing machine, and dryer helps keep household chores organized and segregated from the main living spaces.
- Floored Attic Space: The attic has been conveniently floored, providing abundant easily accessible storage space for luggage, seasonal decorations, and bulky household belongings.
- Mature Boundary Hedging: Neatly established laurel hedging surrounds the property boundaries, offering privacy from neighbors and enhancing the overall visual appeal of the lawns.
- Modern Bathroom Fittings: The main family bathroom features high quality fixtures and full height wall and floor tiling, creating a sleek, contemporary, and easily cleaned environment.
- Open Plan Flow: Glass double doors connect the main living room to the kitchen and dining area, facilitating a sociable open plan feel when entertaining family and friends.
- Zoned Heating Controls: The home is equipped with independent heating controls throughout, allowing occupants to manage temperatures efficiently across different zones of the building.
- Curb Appeal Finishes: Neat exterior kerbing and well maintained lawns frame the property nicely, highlighting a high standard of external upkeep and professional landscaping finish.
But keep in mind:
- Wastewater Treatment Verification: Buyers must verify the type, capacity, and current operational compliance of the on-site septic tank or wastewater treatment system serving the dwelling.
- Water Supply Source: Due to the rural location near Ballyglunin, purchasers should investigate whether the water supply relies on a private well or a local group water scheme.
- BER Expiry And Audit: Buyers should independently review the detailed BER advisory report to confirm no energy performance degradations have occurred since the rating assessment.
- Planning Permission Compliance: Due diligence should confirm that all structures, including the conservatory and detached garage, were fully constructed under valid planning permissions and building regulations.
- Boundary Line Verification: Purchasers must inspect the title maps with a legal professional to ensure all fenced lawns and laurel hedging align accurately with official folio boundaries.
- Radon Gas Testing: Given regional variations in County Galway, buyers should consider conducting independent radon gas testing to ensure indoor air safety levels are acceptable.
- Broadband Infrastructure: High-speed fiber broadband availability should be thoroughly tested prior to purchase, especially for buyers who intend to work remotely from the home office.
- Garage Structural Integrity: Buyers should arrange for a surveyor to inspect the blocked garage for any dampness, roofing wear, or electrical installation safety standards.
- Conservatory Thermal Efficiency: The south west facing conservatory should be checked for proper double glazing and insulation to ensure it does not overheat in summer or lose excessive heat in winter.
- Road Frontage Safety: Access from the local rural road should be evaluated for sightlines, speed limits, and potential traffic hazards during peak morning and evening commuting hours.
- Surface Water Drainage: The extensive hardscaped areas and lawns should be inspected to ensure rainwater runoff drains properly away from the building foundations without pooling.
- Appliance Condition Check: As utility room appliances and integrated kitchen units are included, buyers should test their working condition during the pre-closing home inspection.
- Solar Panel Maintenance: The age and servicing history of the roof-mounted solar panels should be verified to estimate remaining lifespan and potential maintenance or replacement costs.
- Attic Insulation Standards: The floored attic space should be inspected by a professional to ensure that boarding has not compressed essential insulation depth required to maintain the B rating.
- Local Development Plans: Buyers should check local county council planning registers for any upcoming infrastructural projects or nearby zonings that could alter the rural amenity of the area.
- Property Tax Valuation: Purchasers should review the current Local Property Tax band assessment for County Galway to calculate expected annual property ownership expenses accurately.
- Insurance Risk Assessment: Given rural locations, buyers must verify property insurance premiums and check if the dwelling falls within any historical local flood risk zones.
- Chimney And Fireplace Safety: The marble fireplace and associated chimney flue should be professionally swept and inspected for structural soundness before lighting solid fuel fires.
- Ventilation And Moisture: Bathrooms and the utility room should be checked for adequate mechanical extraction ventilation to prevent long term condensation and mold issues.
- Right Of Way Access: Legal advisors must confirm that the property has an unencumbered, publicly maintained road access route without reliance on private non-standard rights of way.
Price positioning
?
- The asking price appears somewhat overvalued because it sits higher than several standard transactions recorded nearby, reflecting a premium for its specific modern features and generous site size.
- Upward valuation signals stem from the impressive floor area, strong energy rating, solar panels, and high-spec internal finishes including solid oak floors and handcrafted kitchen units.
- Potential buyers might hesitate due to rural location dynamics, meaning local market ceilings could undermine this ambitious pricing strategy if demand fluctuates.
- Overall market sentiment and regional buyer demand will ultimately determine whether this premium positioning is fully supported by the prevailing local property trends.
Build Analysis
What we know from similar construction types
- The property features holocore flooring on the upper level, which typically offers enhanced structural stability and improved sound insulation between floors.
- Solar panels are installed for water heating, which should be inspected to ensure they are fully operational and integrated properly with the main heating system.
- A detached blocked garage is included on the 0.75-acre site; a buyer should verify that proper planning permission and building compliance were obtained for its construction.
- The presence of a conservatory means a buyer should check for adequate insulation and thermal bridging, as conservatories can sometimes experience temperature fluctuations.
- Heating controls are installed throughout the house, and a buyer's surveyor should test the central heating system and examine the attic insulation and flooring for adequate ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €1,500 to €2,000.
- This is based on the 224 m² floor area and a B energy rating, which indicates good thermal efficiency, supplemented by solar panels fitted for water heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural setting in County Galway, well away from major industrial estates, heavy manufacturing, or large waste-to-energy incinerators.
- There are no known large-scale legacy landfill sites immediately adjacent to the location, though standard rural environmental checks are always recommended for peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The property sits on an elevated or well-drained 0.75-acre rural site in Ballyglunin, generally reducing direct surface water flooding risks.
- While the regional terrain is largely stable, buyers should consult local topographical data and historical flood maps to verify localized winter waterlogging or poor drainage risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CAHERPUCA, BALLYGLUNIN, TUAM
- Sale date
- Declared sale price
- €395,000.00
ANNAGH, BALLYGLUNIN, TUAM
- Sale date
- Declared sale price
- €590,000.00
CAHERPUCA, BALLYGLUNIN, TUAM
- Sale date
- Declared sale price
- €380,000.00
GORTBEG, BALLYGLUNIN, TUAM
- Sale date
- Declared sale price
- €400,000.00
LARAGHMORE, BALLYGLUNIN, TUAM
- Sale date
- Declared sale price
- €340,000.00
Recent sales in the wider Tuam area
KILCLOONEY HOUSE, KILCLOONEY MILLTOWN, TUAM
- Sale date
- Declared sale price
- €510,000.00
58 VICHORSCHORALAND, TUAM, GALWAY
- Sale date
- Declared sale price
- €325,000.00
149 PALACE FIELDS, TUAM, GALWAY
- Sale date
- Declared sale price
- €368,000.00
SHANBALLYMORE, GARRAFRAUNS, TUAM
- Sale date
- Declared sale price
- €95,000.00
4 GOLDCAVE TERRACE, BISHOP ST, TUAM
- Sale date
- Declared sale price
- €185,000.00
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
- Stamp duty: approximately €49,500 based on 10% for properties over €1,000,000 or €5,940 (1%) / €49,500 (2%) tier structure for residential property under €1,000,000 (standard residential rate is 1% up to €1 million, so approximately €4,950)
- Solicitor legal fees: €1,500 to €3,000 plus outlay and VAT
- Land registration fees: approximately €170 to €600 depending on the property value and registration type
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the level of detail required
- Annual home insurance: €400 to €800 depending on the policy level and provider
Forum Talk
What people are saying about this area
- Locals in the Ballyglunin and Tuam areas frequently discuss the convenience of the M17 motorway for commuting to Galway City.
- Residents highlight the rural peace and community atmosphere of the Corrofin and Ballyglunin localities.
- Property discussions in this part of County Galway often emphasize the appeal of generous site sizes and detached family homes.
- Commuters note that proximity to Tuam provides access to secondary schools, supermarkets, and daily amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features a generous 0.75-acre site with neatly laid lawns, offering plenty of safe outdoor space for young children to play.
- Teenagers8/10
With five bedrooms, including options for a downstairs bedroom or a second sitting room, teenagers will appreciate having their own space and privacy.
- Multi-generational Living8/10
The flexible ground-floor layout includes a sitting room or downstairs bedroom adjacent to a downstairs toilet, making it well-suited for older family members.
- Single Buyers4/10
A five-bedroom detached house on a 0.75-acre site may offer more space and maintenance than typically required by a single buyer.
- Couples7/10
Couples looking for a spacious home with room to grow or host guests will find the layout and large kitchen-dining area very appealing.
- Empty Nesters6/10
While the ground-floor bedroom option provides good aging-in-place potential, the overall five-bedroom size is quite large for empty nesters to maintain.
- Retirees7/10
The availability of a ground-floor bedroom and toilet offers good convenience, though buyers should verify the upkeep required for the large 0.75-acre site.
Work
3 areas- Remote Working8/10
The availability of a downstairs room that can serve as a home office provides a great dedicated workspace for remote professionals.
- Hybrid Commuting8/10
With M17 motorway access just 5 minutes away via the Roscommon exit, commuting to Galway City in 20 minutes is quite convenient.
- Retired7/10
The quiet rural setting and ground-floor bedroom option suit retirement, provided buyers are comfortable managing a large property.
Practical
8 areas- Ageing in Place7/10
The presence of a ground-floor sitting room or bedroom alongside a downstairs toilet facilitates single-level living options.
- Low Maintenance5/10
A 0.75-acre site with extensive lawns, a blocked garage, and a large five-bedroom home requires regular upkeep and gardening effort.
- Secure Gated Entry3/10
The listing highlights mature hedging and a front entrance, but secure gated entry features are not explicitly detailed and should be verified.
- Minimalist Design4/10
The home features traditional luxury finishes such as handcrafted oak units, solid oak floors, and a marble fireplace rather than minimalist styling.
- Flexible Floor Plans9/10
Featuring five bedrooms, including a versatile downstairs room usable as a bedroom, study, or playroom, plus a floored attic and garage.
- Heritage Home2/10
This is a modern, well-specified detached property with a B BER rating rather than a traditional historic heritage home.
- Ecological Setup8/10
The property includes two solar panels fitted to heat water and boasts an efficient B energy rating.
- Outdoor areas9/10
The 0.75-acre site includes neatly laid lawns, kerbing, mature laurel hedging, a blocked garage, and a south-west facing conservatory.
Interests
9 areas- Gardening9/10
The 0.75-acre site features neatly laid lawns, kerbing, and mature laurel hedging, providing an excellent canvas for enthusiastic gardeners.
- Walking6/10
The countryside location offers quiet local roads for walking, though the reliance on driving to nearby villages should be considered.
- Gym3/10
There is no dedicated home gym facility mentioned, and specialized fitness centers would require travel into Tuam or Galway City.
- Cycling6/10
The rural roads surrounding Ballyglunin offer cycling routes, though regional traffic on connecting roads should be factored in.
- Golf5/10
Golf enthusiasts will need to travel to nearby towns such as Tuam to access regional golf courses.
- Fishing5/10
Proximity to regional waterways in County Galway provides general access to fishing, though buyers should verify specific local angling spots.
- Horse Riding6/10
The generous site size and rural surroundings offer potential for equestrian interests, subject to local stable availability.
- Water Sports2/10
The inland rural setting does not offer immediate access to water sports facilities.
- Entertaining9/10
The large kitchen-dining area, separate living room with a marble fireplace, south-west facing conservatory, and extensive outdoor space make this home ideal for hosting.
Lifestyle
5 areas- Quiet Living9/10
Set on a private site in Ardskea Beg with mature laurel hedging, the property provides a peaceful and secluded rural atmosphere.
- Rural Living9/10
Located in a countryside setting just minutes from Corrofin village, offering a true rural lifestyle with convenient access to regional towns.
- Village Living8/10
The property is situated only a one-minute drive from Corrofin village, combining rural privacy with close proximity to a local community.
- Coastal Living2/10
The inland location in County Galway is far from coastal areas, making it unsuitable for those seeking a seaside lifestyle.
- Urban Living4/10
While Galway City is accessible within a 20-minute drive, the immediate location is distinctly rural and village-adjacent rather than urban.
Social
6 areas- Community Involvement7/10
Proximity to Corrofin village allows for easy integration into local community activities and events.
- Café Culture4/10
Local café options in the immediate rural area are limited, requiring trips to Tuam or Galway City for a broader café culture.
- Nightlife3/10
The rural and village setting offers minimal nightlife, which is primarily found further away in Galway City.
- Health/Wellness groups5/10
Wellness groups and fitness classes would typically be accessed in nearby Tuam or through community initiatives.
- Networking Opportunities4/10
Professional networking opportunities in the immediate vicinity are sparse due to the rural location.
- Tech-Hub Connectivity5/10
While remote work is supported by a dedicated home office space, buyers should verify local broadband speeds for high-bandwidth tech requirements.
Listing information
- Agent
- Sherry FitzGerald Todd
- Phone
- 093 26 622
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-8A18ADHouseDelve · 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.