Ballinastack , Corofin, Galway
€38,000
What you'll like:
- Attractive entry price: The €38,000 asking price represents an exceptionally low barrier to entry for land acquisition in County Galway, making it financially accessible for diverse buyers.
- Generous plot dimension: Spanning approximately 0.618 acres or 0.25 hectares, the site provides ample physical space for a substantial dwelling, gardens, and modern domestic outbuildings.
- Desirable south orientation: The explicitly noted south-facing aspect ensures exceptional natural sunlight exposure throughout the day, significantly enhancing passive solar heating potential for future residential design.
- Defined boundary treatments: The land is already outlined with a combination of traditional stone boundary walls and post-and-wire fencing, reducing immediate fencing establishment costs for the purchaser.
- Convenient motorway access: Being positioned just 3.8 kilometers from the M17 motorway provides rapid arterial connectivity for commuters traveling to major employment hubs and surrounding regional centers.
- Proximity to Tuam: Located only 9.2 kilometers from the bustling town of Tuam, future occupants will enjoy easy access to established secondary schools, supermarkets, and healthcare facilities.
- Manageable commute distance: At 30.2 kilometers from Galway City, the location offers a peaceful rural lifestyle while remaining within feasible daily commuting range for urban workers.
- Established rural community: Situated in a predominantly rural area surrounded by farm holdings and private dwelling homes, the plot benefits from a settled, authentic countryside neighborhood character.
- Readily available services: The listing highlights that all services are readily available nearby, potentially simplifying connection procedures for electricity and telecommunications during future construction phases.
- Straightforward landmark reference: Being located directly across the road from a specific reference point simplifies initial site visits for prospective buyers and visiting contractors or surveyors.
- Stable asking valuation: Recorded price history shows zero upward or downward movement from the initial tracked figure, indicating a firm pricing stance by the vendor that may help streamline negotiations.
- No upward price pressure: The absence of competitive bidding history or price inflation provides a calm acquisition environment for a buyer wishing to conduct thorough technical due diligence.
- Compact land parcel: The manageable scale of a half-acre plot reduces ongoing landscape maintenance overhead compared to larger agricultural holdings while still offering privacy and independence.
- Custom residential potential: Unencumbered by an existing structure, a buyer has complete creative freedom to design and construct a bespoke home tailored precisely to their family needs.
- Investment diversification: Acquiring raw land at this price point allows investors to diversify their asset portfolio with tangible physical property requiring minimal active management intervention.
- Potential future appreciation: Strategic placement near major transit routes like the M17 could drive long-term capital growth as rural residential demand in Galway gradually expands outward.
- Accessible agent representation: Listed through an established local auctioneer with publicly available contact channels, enabling straightforward communication and prompt query resolution for interested parties.
- Low holding costs: Vacant rural land typically attracts minimal local taxation and insurance burdens, keeping ongoing ownership expenses exceptionally low while plans are being finalized.
- Flexible development timeline: Without restrictive occupancy clauses tied to an existing dwelling, buyers can take their time securing planning permission without immediate pressure to relocate.
- Rural housing suitability: The presence of neighboring private dwellings suggests the local planning context has previously accommodated residential development in this immediate rural corridor.
But keep in mind:
- Absence of BER rating: The property currently lacks a Building Energy Rating certificate, which is standard for bare land but underscores that any future residential structure must be built to strict standards.
- Undefined planning status: The listing does not clarify whether local housing need restrictions apply, so buyers must investigate local county development plan rules regarding rural housing eligibility.
- Unknown percolation qualities: Soil drainage and percolation test results are not provided, meaning a buyer must commission a site assessment to confirm suitability for a private wastewater treatment system.
- Potential connection expenses: While services are stated as readily available, the actual cost of bringing electricity and water onto the plot from the road boundary could be unexpectedly high.
- Lack of structural improvements: Being an entirely vacant site means a buyer faces all preliminary civil engineering, site clearance, and driveway installation expenses before construction can commence.
- Unverified title boundaries: Legal representation must carefully verify that the physical stone walls and wire fences precisely match the official folio mapping registered with the land registry.
- Local planning restrictions: County Galway enforces stringent planning guidelines in rural zones, meaning securing permission to build a house may prove challenging for non-local applicants.
- Traffic noise considerations: Proximity to the M17 motorway, while convenient for travel, should be evaluated for potential ambient traffic noise depending on prevailing wind directions and topography.
- Agricultural adjacency impacts: Being situated near farm holdings means future occupants may experience seasonal agricultural activities, including machinery movement, livestock noise, and spreading operations.
- Delayed price tracking start: The earliest recorded price snapshot noted that numeric pricing was initially unavailable, suggesting the listing may have undergone preliminary marketing adjustments before active tracking began.
- Limited size verification: The stated acreage of 0.618 acres should be independently confirmed by a professional land surveyor to ensure the usable footprint matches the contractual description.
- Access safety evaluation: Buyers should assess the local road design and sightlines across from the reference point to ensure safe vehicular ingress and egress can be established.
- Surface water management: Being a south-facing rural plot, seasonal rainwater runoff should be investigated to ensure proper drainage solutions can be integrated into future landscaping plans.
- Broadband infrastructure limits: High-speed fiber broadband availability should be individually verified for this specific rural townland before committing to remote working arrangements from the site.
- Public transport reliance: The rural setting lacks immediate rail or frequent bus connections, necessitating full reliance on private motor vehicles for all daily errands and commuting.
- Contingent acquisition risk: Proceeding with a purchase without making the contract conditional on obtaining satisfactory planning permission carries the severe risk of owning undevelopable land.
- Absence of historical context: The lack of prior transaction records within the listing profile means buyers must rely entirely on independent professional valuations to confirm fair market value.
- Potential encumbrances: Legal due diligence must check for any unregistered rights of way, utility wayleaves, or drainage burdens crossing the land that could restrict building placement.
- Fencing maintenance liabilities: Existing stone walls and wire boundaries may require immediate repair or rebuilding to secure the perimeter and prevent livestock intrusion from neighboring farms.
- Future development uncertainty: The rural zoning designation provides no guarantee that surrounding agricultural lands will remain unchanged, altering the long-term pastoral views and neighborhood amenity.
Price positioning
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- The asking price of thirty eight thousand euros appears exceptionally low for a regional site because it is positioned well below typical residential land benchmarks, potentially indicating a guide price strategy designed to attract high-interest competitive bidding.
- Valuation signals are heavily driven by the presence of all readily available services and a generous south facing zero point six one eight acre footprint, though local housing need restrictions in rural areas could represent a significant constraint.
- Factors that could support such an attractive guide price include the need to generate early market momentum, whereas factors undermining it would involve substantial planning permission hurdles for applicants without verified local ties.
- Additional market relevance comes from its strategic positioning near the motor network and regional hubs, though prospective buyers must thoroughly investigate local zoning and planning constraints before committing capital to this development opportunity.
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 residential structure.
- A buyer should verify the local planning restrictions, as rural sites in this area may be subject to local housing need criteria or restrictive planning policies.
- The listing notes that all services are readily available, but a buyer must investigate the capacity, connection costs, and feasibility of tapping into these services for a new build.
- Site suitability tests, such as a percolation test, should be conducted to ensure the ground conditions can support a wastewater treatment system if public mains are unavailable.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be reliably estimated at this stage as the property type, floor area, BER rating, and existing heating systems are not provided in the listing details.
- Once a structure is built or placed on the site, heating costs will depend heavily on the chosen insulation standards, heating fuel type, and property size.
Pollution Safe
9/10Environmental 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
No verified results were found for this group in the previous five years.
Recent sales in the wider Corofin area
MAHANAGH, COROFIN, CO GALWAY
- Sale date
- Declared sale price
- €475,000.00
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
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: €380 — 1% of €38,000.
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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: Estimated between €1,500 and €3,000 excluding outlays and VAT
- Land registration fees: Typically ranging from €130 to €400 depending on the property value and registration type
- Property valuation fees: Around €150 to €300 if required for mortgage purposes
- Surveyor fees: Between €500 and €1,000 depending on the depth of the structural survey
- Annual home insurance: Estimated between €350 and €700 depending on the rebuild value and policy coverage
Forum Talk
What people are saying about this area
- Locals in the Corofin and surrounding Galway areas frequently discuss the convenience of the M17 motorway for commuting to major employment hubs.
- Rural site developments in the region often involve discussions regarding local planning guidelines for single-house rural housing.
- Community interest often centers around infrastructural improvements, local road maintenance, and rural water and electricity connections.
- Residents value the proximity to Tuam and Galway City while enjoying the quiet, rural character of areas like Ballinastack.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a standalone rural site measuring 0.618 acres, which offers plenty of safe outdoor space for young children to play once secured. However, the lack of an existing structure means a home must be built first, and the rural setting requires driving for all amenities, schools, and childcare facilities.
- Teenagers2/10
For teenagers, this remote rural location lacks independent access to public transport, entertainment, social hubs, and secondary schools. A car is essential for all travel, making it potentially isolating for older children.
- Multi-generational Living4/10
A 0.618-acre site provides ample space to design and construct a bespoke multi-generational home, such as a large primary dwelling with an attached granny flat. However, buyers must undertake the entire building process from scratch.
- Single Buyers2/10
Single buyers looking for an immediate home will find a bare site unsuitable, as constructing a property requires significant time, capital, and project management expertise. The rural location also offers limited immediate social opportunities.
- Couples4/10
For couples with the vision and financial backing to build their own home, this south-facing site is a blank canvas. Yet, the rural isolation and need for a complete new build may not suit everyone.
- Empty Nesters5/10
Empty nesters seeking to downsize or build a custom retirement bungalow will appreciate the peaceful rural environment and generous site size. However, managing a construction project can be demanding.
- Retirees4/10
While the quiet countryside appeals to retirees, the rural location means healthcare facilities, shops, and services require driving. Buyers should consider how accessible this property will be as they age further.
Work
3 areas- Remote Working5/10
A self-built home allows for a dedicated home office setup in a quiet environment. However, buyers must verify the availability and speed of high-speed broadband connections at this rural address.
- Hybrid Commuting5/10
The property is located 3.8km from the M17 Motorway, providing relatively convenient road access for commuting towards Tuam (9.2km) or Galway City (30.2km).
- Retired6/10
The peaceful setting is well-suited for retirement if individuals enjoy rural life and gardening, though reliance on a car for all appointments should be factored in.
Practical
8 areas- Ageing in Place4/10
A self-build project allows for single-story, accessible architectural designs tailored for later life. However, the rural isolation and lack of nearby public transport or walkable healthcare pose challenges for ageing in place.
- Low Maintenance2/10
As a bare 0.618-acre site requiring full construction, landscaping, and ongoing boundary upkeep, the property demands high initial effort and maintenance.
- Secure Gated Entry5/10
The property is currently outlined with stone boundary walls and post-and-wire fencing, providing a clear perimeter where a secure gated entrance can easily be installed during development.
- Minimalist Design5/10
Buyers have total freedom to commission a clean, minimalist contemporary architectural design for the new build, though local planning guidelines must be respected.
- Flexible Floor Plans10/10
Because the listing is for a vacant site, the floor plan of the future home is entirely flexible and can be customized completely to the buyer's exact specifications.
- Heritage Home1/10
This is a vacant plot of land rather than a historical or period property.
- Ecological Setup7/10
The south-facing 0.618-acre site provides an excellent foundation for incorporating eco-friendly features into a new build, such as solar panels, rainwater harvesting, and high-efficiency insulation.
- Outdoor areas8/10
The generous 0.618-acre (0.25HA) south-facing footprint offers substantial outdoor space for gardens, patios, and outbuildings, bordered by traditional stone walls.
Interests
9 areas- Gardening9/10
The 0.618-acre south-facing plot provides an exceptional opportunity for enthusiastic gardeners to design custom landscaping, polytunnels, vegetable patches, and flower beds from scratch.
- Walking6/10
The surrounding rural roads offer quiet routes for daily walks, though the lack of dedicated footpaths and lighting means walkers must share local country roads with vehicular traffic.
- Gym1/10
There are no fitness facilities or gyms within walking distance, requiring a drive into nearby towns for indoor workouts.
- Cycling6/10
The low-traffic rural roads can be pleasant for weekend cycling enthusiasts, but the lack of dedicated cycle lanes and proximity to faster regional routes require caution.
- Golf3/10
Golfers will need to travel by car to reach the nearest courses in Tuam or wider County Galway, as none are immediately on the doorstep.
- Fishing5/10
The inland Galway location may offer access to regional rivers and lakes depending on specific local angling rights, but buyers should verify nearby options.
- Horse Riding7/10
The generous site size and rural context could potentially accommodate stables or equestrian setups subject to planning, and local country lanes are suitable for hacking out.
- Water Sports2/10
Given the inland rural setting, water sports are not readily accessible nearby without traveling toward the coast or major lakes.
- Entertaining4/10
While a future home could be designed with great entertaining spaces and gardens, there are no immediate dining or social venues within walking distance.
Lifestyle
5 areas- Quiet Living9/10
Located in a predominantly rural area surrounded by farm holdings and private dwelling homes, the site offers a peaceful and quiet environment away from urban congestion.
- Rural Living10/10
This is a quintessential rural offering featuring a 0.618-acre south-facing site bounded by stone walls and post-and-wire fencing, situated in rural County Galway.
- Village Living4/10
The property is set outside a traditional village hub, meaning residents must travel by car to access local community amenities, shops, and services.
- Coastal Living1/10
The location is inland in County Galway with no proximity to the coast or marine amenities.
- Urban Living2/10
Urban conveniences are distant, with Tuam 9.2km away and Galway City 30.2km away, offering very little urban vibrancy in the immediate vicinity.
Social
6 areas- Community Involvement4/10
Rural communities in the area are often tight-knit, but integrating into local groups and activities requires proactive effort as there is no village center directly adjacent.
- Café Culture1/10
There are no cafés within walking distance, requiring a drive into nearby towns for social coffee outings.
- Nightlife1/10
The location is entirely rural with zero nightlife options nearby, necessitating travel to Tuam or Galway City for evening entertainment.
- Health/Wellness groups2/10
Local wellness classes or fitness groups are not present on-site and would require traveling to surrounding towns.
- Networking Opportunities1/10
Professional networking opportunities are virtually non-existent in this rural pocket, requiring connection to urban business hubs.
- Tech-Hub Connectivity2/10
While Galway City hosts technology employers, this rural site offers no direct tech-hub connectivity, relying entirely on remote telecommunications infrastructure.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Current status
- active
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-F5FC4CHouseDelve · 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.