Ballinastack , Corofin, Galway
Price on application
What you'll like:
- Generous site acreage: The property offers approximately 0.618 acres of land, providing ample space for a substantial family home and extensive gardens while maintaining privacy.
- Optimal southern orientation: The south-facing site orientation ensures maximum natural sunlight exposure throughout the day, which significantly enhances energy efficiency and overall living comfort.
- Established boundary definition: The land is already outlined with a combination of traditional stone boundary walls and secure post and wire fencing, saving initial setup costs.
- Convenient motorway access: Being positioned just 3.8 kilometers from the M17 motorway allows for seamless and rapid commuting to major regional employment and commercial hubs.
- Proximity to Tuam town: Located only 9.2 kilometers from Tuam, future occupants will enjoy effortless access to comprehensive secondary schools, supermarkets, and healthcare facilities.
- Accessibility to Galway City: The manageable thirty-kilometer distance to Galway City makes this a viable commuter base for professionals seeking a rural lifestyle near urban amenities.
- Established rural community: Situated in a pleasant rural area characterized by well-maintained private dwellings and active farm holdings, fostering a peaceful neighborhood atmosphere.
- Readily available services: The listing indicates that all essential utility services are readily available nearby, which can potentially streamline the future connection and building process.
- Clear landmark positioning: The site is located directly across the road from reference code H54 XV83, making it exceptionally easy for contractors, visitors, and couriers to locate.
- Development potential: The generous parcel size provides an excellent canvas for a bespoke architectural design, subject to obtaining the necessary local planning permissions.
- Tranquil countryside setting: Enjoy uninterrupted rural views and a quiet environment away from heavy urban congestion, perfect for families seeking a slower-paced lifestyle.
- Local builder familiarity: Local tradespeople and auctioneers are already well-acquainted with the Corofin micro-market, potentially easing the process of managing construction contractors locally.
- Recreational opportunities: The surrounding Galway countryside offers endless outdoor pursuits, from cycling quiet country lanes to exploring nearby historical landmarks and scenic walking routes.
- Independent living potential: Owning a sizable standalone plot allows for the integration of sustainable features like rainwater harvesting and solar panel arrays without space constraints.
- Privacy and seclusion: The rural placement ensures minimal passing traffic compared to suburban estates, significantly reducing noise pollution and enhancing personal security.
- Investment longevity: Well-located rural building sites near major transport corridors historically retain their intrinsic land value and remain highly attractive to local buyers.
- Flexible layout options: The wide frontage and deep plot configuration offer numerous architectural possibilities for positioning a future residence and secondary outbuildings.
- Agricultural charm: The presence of traditional stone boundary walls adds authentic local character and heritage appeal that would be costly to replicate from scratch.
- Manageable maintenance: A 0.618-acre plot is large enough to offer privacy yet small enough to maintain personally without requiring commercial landscaping equipment.
- Direct road frontage: The site benefits from direct access onto the local public road network, simplifying vehicular ingress and egress for future construction and residential use.
But keep in mind:
- Unspecified planning status: Buyers must verify whether local housing needs restrictions apply to this rural zone, as obtaining planning permission is not guaranteed.
- Undefined asking price: The lack of a published asking price makes it difficult to assess value without direct inquiry and independent market comparison.
- Missing BER rating: As a vacant site offering, prospective purchasers should confirm if future building regulations require specific geothermal or renewable energy compliance.
- Unknown bedroom capacity: The absence of an existing structure means buyers face total construction costs rather than a straightforward purchase of a finished home.
- Unquantified floor area: Without an existing dwelling, purchasers must budget carefully for architectural fees, engineering reports, and local authority development contributions.
- Uknown property type: The listing lacks clear classification regarding exact zoning, meaning buyers must consult Galway County Council development plans closely.
- Utility connection costs: While services are noted as nearby, buyers should independently verify the exact distance and connection fees for mains water, electricity, and telecommunications.
- Local tie restrictions: Rural planning policies in County Galway often require applicants to demonstrate a genuine housing need or local connection to secure permission.
- Percolation test uncertainty: Buyers should make any purchase contract conditional on a successful site suitability assessment for a private wastewater treatment system.
- Boundary verification needed: A chartered land surveyor should inspect the precise legal boundaries against the folio map to ensure no historical discrepancies exist.
- Agricultural runoff risks: Being situated near active farm holdings, purchasers should check for potential seasonal drainage issues or livestock activity near the boundaries.
- Road frontage safety: Buyers must investigate sightlines along the local road to ensure the local authority will approve a safe vehicular entrance for the property.
- Construction cost inflation: Prospective builders should prepare for potential volatility in material and labor costs when budgeting for a greenfield construction project.
- Lack of immediate footpaths: The rural location means pedestrian access is limited, requiring a vehicle for all local errands, school runs, and social activities.
- Public lighting absence: The rural approach roads lack street lighting, meaning night-time driving requires careful navigation along unlit country lanes.
- Broadband availability check: Buyers working from home must independently verify whether high-speed fiber broadband is available at this specific rural coordinates point.
- Surface water drainage: The clay-heavy soils common in parts of Galway can sometimes impede drainage, requiring specialized soakaway installations during construction.
- Fencing condition check: The existing post and wire fencing may require complete replacement to properly secure pets or livestock on the property.
- Local authority levies: Purchasers need to factor substantial county council development contributions and bond requirements into their overall project financing.
- Agent dependency: With key specifications missing from the public advertisement, buyers rely heavily on direct communication with the auctioneer to clarify basic facts.
Price positioning
?
- The listing lacks a stated asking price, making it difficult to directly determine whether the property is currently overvalued or undervalued relative to general market expectations.
- Signals regarding potential valuation rely heavily on regional transactional activity, where nearby residential and site transactions show a broad spectrum of achieved price points across the surrounding rural micro-market.
- Factors that could support a higher price include convenient proximity to major transport links like the motorway and regional hubs, whereas local zoning restrictions or connection costs could potentially undermine buyer demand.
- Additional relevant considerations involve the distinct nature of selling unserviced or partially serviced rural land versus fully developed residential dwellings, which can significantly influence buyer perception and final pricing outcomes.
Build Analysis
What we know from similar construction types
- The property is described as a 0.618-acre / 0.25-hectare south-facing site rather than a completed house, meaning a buyer would be purchasing land with potential subject to planning permission.
- The listing notes that all services are readily available, but a buyer should independently verify the capacity, connection costs, and proximity of these services (such as water, electricity, and wastewater treatment).
- Given its location in a predominantly rural area near farm holdings, a buyer should investigate local planning restrictions, such as local-needs criteria, and potential agricultural activities in the vicinity.
- Boundary treatments are noted as a combination of stone boundary walls and post and wire fencing; a buyer should verify exact boundary lines with the title deeds.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be reliably estimated as the property type, floor area, and BER rating are not provided.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural agricultural setting with very low industrial density, suggesting minimal exposure to major industrial pollution sources.
- There are no prominent large-scale industrial incinerators or active heavy landfills documented immediately adjacent to this rural townland, though buyers should verify local agricultural or septic practices.
Flood Safe
8/10Water overflow reports to follow up
- The site is described as a south-facing elevated or rural plot without immediate historical records of severe widespread urban-style flooding.
- As with many rural locations in County Galway, localized surface water pooling during prolonged heavy rainfall should be investigated as a matter of standard due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Corofin area
MARBERRY HOUSE, COROFIN, GALWAY
- Sale date
- Declared sale price
- €550,000.00
25 CASTLEGROUNDS, COROFIN, GALWAY
- Sale date
- Declared sale price
- €406,000.00
CURRY, CUMMER, COROFIN
- Sale date
- Declared sale price
- €417,250.00
1 CASTLEGROUNDS, CUMMER, COROFIN
- Sale date
- Declared sale price
- €217,500.00
1 CLOCH CHORA, COROFIN, TUAM
- Sale date
- Declared sale price
- €470,000.00
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 cannot be calculated as the asking price is not provided.
- Solicitor legal fees are estimated between 1,500 and 3,000 euro plus VAT.
- Land registration fees are approximately 175 to 700 euro depending on the property value.
- Property valuation fees are typically between 150 and 300 euro.
- Surveyor fees are estimated between 500 and 1,200 euro depending on the type of survey.
- Annual home insurance is estimated between 350 and 700 euro.
Forum Talk
What people are saying about this area
- Local residents in the Corofin and Tuam areas frequently discuss the convenience of the nearby M17 motorway for commuting toward Galway City and the northern regions.
- Community discussions often highlight the quiet, rural character of Ballinastack, noting a mix of established farming holdings and one-off private rural housing.
- Local forums occasionally mention infrastructure improvements and rural connectivity initiatives managed by the Galway County Council.
- Property buyers in the surrounding rural hinterland often emphasize the appeal of south-facing sites and the availability of local amenities in nearby Tuam.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a vacant site in a rural location with no existing house or immediate child-friendly amenities on-site, requiring a full build before it is suitable for young children.
- Teenagers3/10
Located in a rural area far from major towns, teenagers would find it isolated without independent access to entertainment and social hubs.
- Multi-generational Living5/10
The 0.618-acre site offers plenty of space to design a large custom home or annex for multi-generational living, though building from scratch requires significant time and planning.
- Single Buyers4/10
Single buyers looking for a turnkey home will find that purchasing a site and managing a self-build is a major undertaking.
- Couples6/10
A great opportunity for couples wanting to build their dream home together on a south-facing site, provided they have the appetite for a construction project.
- Empty Nesters5/10
The rural setting offers peace and quiet for empty nesters, but managing a self-build project later in life can be daunting.
- Retirees5/10
The plot allows for the design of a single-story retirement home tailored to accessibility needs, but the rural location means reliance on driving for all services.
Work
3 areas- Remote Working6/10
Ideal for a custom home office build, but buyers must verify the availability and speed of high-speed broadband in this rural area.
- Hybrid Commuting5/10
Being 3.8km from the M17 motorway helps with commuting flexibility, though travel times to Galway City (30.2km) and other hubs should be factored in.
- Retired7/10
A peaceful plot for retirees to build a manageable, custom-designed forever home, provided healthcare and services access meets their needs.
Practical
8 areas- Ageing in Place6/10
A self-build allows for fully accessible single-story layouts, but the rural location means dependence on driving for medical and daily needs as one ages.
- Low Maintenance4/10
Maintaining a 0.618-acre plot and managing a new build requires ongoing effort, though a modern build would be low-maintenance initially.
- Secure Gated Entry5/10
The site currently features stone boundary walls and fencing, leaving plenty of scope to install a secure private gate during development.
- Minimalist Design7/10
Building from scratch gives a blank slate to execute a clean, minimalist architectural design.
- Flexible Floor Plans10/10
As an undeveloped site, the buyer has complete freedom to design a floor plan tailored precisely to their needs.
- Heritage Home1/10
This is a vacant site rather than an existing period or heritage property.
- Ecological Setup8/10
A large south-facing site offers fantastic potential for solar panels, heat pumps, and eco-friendly self-build technologies.
- Outdoor areas9/10
The 0.618-acre south-facing plot provides a substantial outdoor footprint for gardens, patios, and outbuildings.
Interests
9 areas- Gardening9/10
The generous 0.618-acre south-facing site provides an exceptional blank canvas for extensive landscaping, vegetable patches, and gardens.
- Walking6/10
Rural country roads offer scenic walking routes, though the lack of dedicated pedestrian footpaths should be considered.
- Gym2/10
No gym facilities are within walking distance; residents would need to travel into Tuam or further afield.
- Cycling6/10
Quiet local roads can appeal to cyclists, though rural traffic speeds and lack of cycle lanes require caution.
- Golf4/10
Requires a drive to the nearest golf courses, as none are immediately adjacent to the location.
- Fishing5/10
Buyers should verify local river and lake angling opportunities in the wider Galway region.
- Horse Riding7/10
The rural setting and quiet local roads offer a suitable environment for horse owners or those interested in local equestrian pursuits.
- Water Sports2/10
Inland rural location distant from major water sports facilities.
- Entertaining5/10
Once a property is built, the large plot will offer great potential for outdoor entertaining, but currently, it is just an undeveloped site.
Lifestyle
5 areas- Quiet Living9/10
Situated in a predominantly rural area surrounded by farm holdings and private dwellings, offering a very peaceful and quiet environment.
- Rural Living10/10
This is a quintessential rural site spanning 0.618 acres, ideal for those seeking a countryside lifestyle.
- Village Living4/10
The location is more rural than village-centered, though Corofin is nearby for local conveniences.
- Coastal Living1/10
Inland County Galway location with no proximity to the coast.
- Urban Living2/10
Remote rural setting far removed from urban centers, with Galway City over 30 km away.
Social
6 areas- Community Involvement6/10
Rural areas often have strong local community ties, though integrating requires proactive participation in nearby Corofin or Tuam.
- Café Culture2/10
No cafes are within walking distance of the plot; a drive to Tuam is necessary.
- Nightlife1/10
A purely rural setting with no evening entertainment options nearby.
- Health/Wellness groups3/10
Local wellness classes, pilates & stretching groups would require traveling into nearby towns.
- Networking Opportunities2/10
The rural location offers very limited local professional networking prospects.
- Tech-Hub Connectivity3/10
Proximity to the M17 aids physical travel, but digital tech-hub connectivity relies entirely on the local broadband infrastructure, which should be verified.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-F5FC4CHouseDelve · 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.