Ballyconlought, Headford, County GalwayH91P9NH
€480,000
5 Bed~3 Bath~209 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating with an indicator of 140.35 kWh/m2/yr, which should ensure lower heating bills and a more comfortable indoor climate for the buyer.
- Generous floor area: Extending to approximately 209 to 241 square meters, the substantial two-storey layout provides plenty of space for a growing family to live comfortably without feeling cramped.
- Substantial site size: Occupying a beautifully maintained plot of approximately 0.71 acres, the property offers ample outdoor space for children to play, gardening enthusiasts, or future outdoor home improvements.
- Modern construction year: Built in 2004, the dwelling benefits from relatively modern building standards compared to older rural housing stock, reducing the immediate likelihood of major structural failures.
- Five bedrooms available: The inclusion of five well-proportioned bedrooms ensures maximum flexibility for larger families, accommodating guests, or setting up dedicated home offices for remote workers.
- Ground floor bedroom: Having a versatile ground floor bedroom that can double as a playroom or second living room provides excellent accessibility options and multi-generational living potential.
- Convenient Jack and Jill bathroom: The ground floor configuration features a practical Jack and Jill bathroom setup, enhancing convenience for occupants using the downstairs bedroom or living spaces.
- Open-plan kitchen area: The impressive open-plan kitchen and dining zone creates a wonderful social hub for family gatherings and everyday meals, seamlessly connecting cooking and dining experiences.
- Quality kitchen finishes: Fitted with an extensive range of solid timber units complemented by durable granite worktops, the kitchen offers long-lasting durability and a high-end aesthetic appeal for buyers.
- Dual heating options: The property is equipped with oil-fired central heating supplemented by a solid fuel stove, giving occupants flexibility and alternative heating methods during colder winter months.
- Bright conservatory addition: A lovely bright conservatory accessed directly from the kitchen enjoys pleasant views over the rear garden, offering an extra relaxing space to enjoy natural light year-round.
- Principal bedroom suite: The spacious principal bedroom features a dedicated walk-in wardrobe and an en-suite shower room, providing a private sanctuary for the homeowners away from the main family areas.
- Ample sanitary facilities: With three bathrooms in total, morning bottlenecks are significantly reduced, ensuring smooth daily routines for a busy household of five bedrooms.
- Sweeping printed concrete driveway: The exterior features a neat sweeping printed concrete driveway that provides ample parking space for multiple vehicles to the front and side of the home.
- Mature boundary landscaping: Gardens laid predominantly in lawn are framed by mature hedging and traditional stone boundary walls, delivering an excellent degree of privacy and classic rural charm.
- Detached block garage: Constructed in 2014, a separate block-built garage offers fantastic additional storage capacity or a secure workshop space for hobbies, vehicles, and garden equipment.
- Excellent overall condition: The property is presented in excellent condition throughout, meaning buyers can move in immediately without needing to undertake costly and disruptive renovation works right away.
- Peaceful rural setting: Located in the tranquil countryside of Ballyconlought, the home offers uninterrupted views across the surrounding landscape and a quiet environment away from urban congestion.
- Proximity to Headford: Situated just three kilometers from Headford Town, residents can easily access local schools, shops, and amenities within minutes while enjoying country living.
- Stable asking price history: Tracking shows a stable asking price of €480,000 with no recorded downward cuts, suggesting firm seller expectations and potentially steady demand in the local market.
But keep in mind:
- Untested mechanical services: The selling agents explicitly note that apparatus, fixtures, fittings, and services have not been tested, so the buyer must arrange independent inspections for plumbing and heating.
- Private septic tank verification: Buyers should thoroughly investigate the status, capacity, and compliance of the private wastewater treatment system, as rural properties typically rely on septic tanks requiring certification.
- Local water source checks: Since rural locations often rely on private wells or group water schemes, the buyer must verify the quality and reliability of the water supply before finalizing the purchase.
- High energy indicator context: While a B rating is good, the specific figure of 140.35 kWh/m2/yr should be reviewed against current standards to ensure optimal insulation performance across the large floor area.
- Potential commuting costs: Living in a peaceful rural area just outside Headford may result in higher transportation expenses and reliance on cars for daily commuting to Galway City or regional employment hubs.
- Maintenance of mature grounds: The 0.71-acre site with mature hedging and extensive lawns will require ongoing gardening effort and regular upkeep to maintain its current neat appearance.
- Conservatory temperature fluctuations: Conservatories can sometimes become uncomfortably warm in summer and chilly in winter, so buyers should check the insulation and heating provisions in this specific glass room.
- Solid fuel stove compliance: The buyer should verify that the solid fuel stove meets current environmental regulations and building standards regarding heat output, ventilation, and chimney safety.
- Garage planning and compliance: The detached garage built in 2014 should be inspected to ensure full planning permission and building control compliance were properly obtained by the previous owners.
- Boundary wall upkeep: Traditional stone boundary walls surrounding the large plot add aesthetic appeal but may require periodic specialist stonemasonry repairs over time to prevent gradual weathering degradation.
- Printed concrete longevity: The sweeping printed concrete driveway provides easy parking, but buyers should check for any cracking, surface wear, or drainage pooling typical of aging concrete surfaces.
- Rural broadband availability: Prospective purchasers working from home should independently verify the speed and reliability of broadband internet connections available at this specific rural address.
- Local property tax assessment: Buyers need to calculate the precise Local Property Tax band applicable to a €480,000 valuation to factor ongoing annual property ownership costs into their household budget.
- Surface water drainage: Given the rural Galway setting, the buyer should inspect the site's surface water drainage pathways to ensure heavy winter rains do not cause pooling around the foundations.
- Oil heating dependency: Reliance on oil-fired central heating exposes the household to volatile fossil fuel market prices, making the solid fuel stove an important alternative to monitor and maintain.
- Dormer or first-floor layout: The upper level accommodates four bedrooms and a main bathroom, so buyers with mobility concerns should note the bedroom distribution across the two-storey structure.
- Lack of immediate public transport: The countryside location lacks nearby frequent public transport links, meaning residents will be entirely dependent on private vehicles for daily mobility needs.
- Future local development: While currently offering uninterrupted countryside views, buyers should check county development plans to understand the potential for future housing developments in the immediate rural surrounds.
- Insulation retrofitting limits: Although built in 2004, upgrading certain elements to achieve an A-rated standard might involve significant capital expenditure if future energy efficiency standards become more stringent.
- Negotiation flexibility unknown: The unchanging asking price history indicates the seller may currently hold firm on the €480,000 valuation, potentially limiting aggressive initial discounting strategies during negotiations.
Price positioning
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- The asking price appears somewhat elevated relative to regional benchmarks, reflecting premium expectations for a modern, spacious detached rural residence featuring generous acreage and a detached garage.
- Signals of potential overvaluation include the notable premium over surrounding semi-urban and rural transactions in the wider area, suggesting the asking figure requires robust buyer competition to justify itself fully.
- Factors that could support this asking price include its strong energy efficiency rating, substantial square footage, mature landscaped grounds, and proximity to Headford Town, whereas limited local market liquidity could undermine it.
- The stable asking price history indicates a firm vendor stance with no immediate pressure to discount, though persistent positioning at this level might invite lower offers if market absorption proves slow.
Build Analysis
What we know from similar construction types
- The property is a detached two-storey family residence constructed in 2004, extending to approximately 241 sq.m (2,594 sq.ft) on a 0.71-acre site, featuring a block-constructed detached garage added in 2014.
- The house benefits from a B BER rating, indicating good energy efficiency with an Energy Performance Indicator of 140.35 kWh/m2/yr.
- Buyers should verify compliance and planning permission for the detached garage constructed in 2014, as well as the septic tank/wastewater treatment system and private water supply typical of rural settings.
- As with any property of this age, a structural survey should investigate the condition of the oil-fired central heating system, the solid fuel stove, and the overall roof and cavity wall insulation.
Heating cost*
Estimated expense to heat this property every year
- €1,800 to €2,400 annually
- The property has a B BER rating and spans approximately 209 to 241 square metres, utilising oil-fired central heating supplemented by a solid fuel stove in the kitchen and an electric insert in the living room.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly agricultural rural area with no major industrial facilities, incinerators, or active large-scale landfills in immediate apparent proximity.
- Any historical local land use appears typical of the Irish countryside, though buyers should verify local records for any legacy agricultural or domestic waste practices.
Flood Safe
8/10Water overflow reports to follow up
- The setting appears elevated away from major coastal flood zones, though rural properties near lakes and river catchments should always check local drainage capacity.
- Buyers should review official catchment maps and local flood history reports to confirm the specific status of the site relative to any nearby watercourses.
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 Headford area
BALLYHALE, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €160,000.00
42 EALLAGH, HEADFORD, CO GALWAY
- Sale date
- Declared sale price
- €445,000.00
MOUNTROSS, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €70,000.00
CLOONEEN, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €380,000.00
GALWAY ROAD, HEADFORD, CO. GALWAY
- Sale date
- Declared sale price
- €150,000.00
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: €4,800 — 1% of €480,000.
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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 plus VAT and outlay
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for mortgage purposes
- Surveyor fees: €500 to €1,000 for a structural pre-purchase survey
- Annual home insurance: €400 to €800 depending on the level of cover for a detached countryside home
Forum Talk
What people are saying about this area
- Local residents in the Headford and Ballyconlought areas frequently discuss the peaceful rural lifestyle and strong community atmosphere.
- Community forums often highlight the convenience of being within a short drive of Headford Town while enjoying a quiet countryside setting.
- Discussions regarding local infrastructure often touch on traffic management and regional road improvements connecting to Galway City.
- Locals frequently share recommendations for outdoor amenities, noting proximity to Lough Corrib for fishing and recreational activities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features five bedrooms, a spacious garden, and a peaceful rural setting in Ballyconlought, making it exceptionally well-suited for young children to play safely.
- Teenagers8/10
With five generous bedrooms and multiple living areas, including a versatile ground floor room, there is plenty of personal space for teenagers.
- Multi-generational Living8/10
The substantial 209+ square metre floor area and flexible ground floor bedroom with an adjacent Jack and Jill bathroom provide good options for multi-generational arrangements.
- Single Buyers4/10
A five-bedroom detached rural house with an asking price of €480,000 may offer more space and maintenance overhead than a typical single buyer requires.
- Couples7/10
Couples looking for ample room to grow or space for home offices will appreciate the generous layout, though the rural location requires commuting for urban amenities.
- Empty Nesters6/10
While the single-level flexibility is a plus, the large five-bedroom size and extensive gardens mean ongoing maintenance could be higher than empty nesters desire.
- Retirees6/10
The property offers a peaceful countryside lifestyle and a ground-floor bedroom option, but buyers should verify if the home meets all long-term accessibility needs.
Work
3 areas- Remote Working8/10
The spacious layout provides multiple rooms that can easily serve as home offices, though remote workers should verify local broadband speeds.
- Hybrid Commuting6/10
The rural County Galway location is within reach of Galway City for hybrid workers, though a car is essential for commuting.
- Retired7/10
The quiet surroundings and potential ground-floor living suit retirement, provided maintenance of the large site is manageable.
Practical
8 areas- Ageing in Place7/10
The inclusion of a ground-floor bedroom and bathroom facilitates accessibility, though some modifications may be needed for long-term aging in place.
- Low Maintenance5/10
While the house is presented in excellent condition with a B BER rating, the 0.71-acre mature garden and detached garage require ongoing upkeep.
- Secure Gated Entry4/10
The property features a sweeping printed concrete driveway and boundary walls, but buyers should verify existing security gate installations.
- Minimalist Design4/10
The home features traditional family-style finishes, solid timber units, and a conservatory rather than stark minimalist architecture.
- Flexible Floor Plans9/10
A versatile ground floor bedroom that can double as a playroom or second living room offers excellent layout flexibility.
- Heritage Home1/10
Constructed in 2004, this is a modern detached residence rather than a period or heritage property.
- Ecological Setup7/10
Achieving a strong B BER rating indicates good energy efficiency, supplemented by a solid fuel stove.
- Outdoor areas9/10
The 0.71-acre plot features manicured lawns, mature hedging, a detached garage, and a conservatory overlooking the private rear grounds.
Interests
9 areas- Gardening9/10
The property includes a 0.71-acre site with mature lawns, hedging, and traditional stone boundary walls, offering fantastic potential for gardening enthusiasts.
- Walking8/10
The quiet rural roads surrounding Ballyconlought provide pleasant routes for casual walks and exploring the countryside.
- Gym3/10
There is no dedicated fitness facility on-site, and private gym facilities would require travel into nearby towns.
- Cycling8/10
The low-traffic rural surroundings offer scenic routes for cycling enthusiasts, though buyers should verify local road conditions.
- Golf5/10
While the countryside location is peaceful, golfers will need to travel to nearby regional courses for facilities.
- Fishing8/10
Proximity to Lough Corrib offers excellent opportunities for fishing enthusiasts looking to access premier waterways.
- Horse Riding7/10
The rural setting and spacious plot lend themselves well to equestrian interests, subject to local stable availability.
- Water Sports7/10
The nearby Lough Corrib provides good opportunities for boating and certain water sports.
- Entertaining9/10
An open-plan kitchen and dining area, a bright conservatory, and a large rear garden make this home ideal for hosting family and friends.
Lifestyle
5 areas- Quiet Living10/10
Situated in the peaceful countryside of Ballyconlought with uninterrupted views and mature boundary walls, this home guarantees a tranquil environment.
- Rural Living10/10
Occupying a 0.71-acre site in a rural setting just 3 kms from Headford Town, this property is the definition of rural living.
- Village Living7/10
Located just 3 kms from Headford Town, residents can easily access local village conveniences while enjoying a country backdrop.
- Coastal Living3/10
The property is located inland in County Galway, well away from coastal areas, though Lough Corrib is nearby.
- Urban Living2/10
This is a distinctly rural property, far removed from city centres, requiring travel to reach major urban hubs.
Social
6 areas- Community Involvement7/10
Proximity to Headford Town ensures access to local community groups, clubs, and rural community events.
- Café Culture5/10
Local café options are limited to nearby Headford Town, requiring a short drive for regular social outings.
- Nightlife2/10
The rural setting offers virtually no immediate nightlife, which is concentrated further away in Galway City.
- Health/Wellness groups5/10
Basic wellness classes can be found in nearby towns, but specialized groups require travel.
- Networking Opportunities3/10
Professional networking is minimal in this rural countryside pocket, requiring connection to larger urban centers.
- Tech-Hub Connectivity3/10
The property is located in a rural area, meaning direct access to major tech hubs is limited and dependent on remote infrastructure.
Listing information
- Agent
- Property Partners Gill & Glynn Mayo
- Phone
- 094 954 2819
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-D9B872HouseDelve · 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.