
Bantrach, Ballinahown, Inverin, Co. GalwayH91W4FH
€265,000
2 Bed~1 Bath~77 m²~BER D2
What you'll like:
- Scenic Connemara setting: The property is located in a peaceful and picturesque part of County Galway, offering breathtaking rural views and a tranquil lifestyle for the occupants.
- Manageable floor area: Spanning approximately 77 square meters, the compact two-bedroom layout provides a cozy and easily maintainable living space for individuals, couples, or small families.
- Private elevated position: Being positioned well back from the public roadway enhances household privacy and creates a secluded retreat shielded from passing traffic noise and disruption.
- Generous plot size: Standing on approximately 0.27 acres of land, the generous site offers ample outdoor space for gardening, recreation, or future property alterations.
- Traditional stone boundary walls: The property is enclosed by charming traditional stone walls that reinforce authentic rural character and provide a durable, attractive perimeter enclosure.
- Updated kitchen space: The kitchen area has been recently modernized and features convenient underfloor heating, combining contemporary comfort with traditional country living appeal.
- Oil-fired central heating: The installed oil heating system ensures reliable warmth throughout the residence during colder months and winter seasons across the western coast.
- Double-glazed windows fitted: The inclusion of double-glazed windows helps improve internal heat retention and provides better acoustic insulation against outdoor weather elements.
- Useful stone outbuilding: A detached stone-built outbuilding provides valuable extra storage space for tools, bicycles, and outdoor equipment or potential hobby usage.
- Convenient local amenities: Essential daily conveniences including a local shop and traditional pub are located within comfortable walking distance from the front door.
- Proximity to Rossaveel Harbour: The nearby harbour serves as a key regional gateway, offering convenient transport links and ferry access to the scenic Aran Islands.
- Cultural hub accessibility: Being situated close to TG4 and Raidió na Gaeltachta places the home right at the heart of Irish language media and regional cultural activities.
- Short drive to beaches: Beautiful local beaches can be reached within a ten-minute drive, allowing residents to easily enjoy coastal walks and seaside recreation.
- Commuting distance to city: Galway City remains within a convenient driving commute, giving residents access to major employment hubs, hospitals, and tertiary education.
- Expansion potential available: The manageable size and surrounding land offer excellent scope to remodel or extend the home, subject to acquiring proper planning permissions.
- Proximity to local schools: Educational facilities and churches are located within a short ten-minute drive, making the location practical for growing families or visiting relatives.
- South-facing orientation: The desirable south-facing aspect helps maximize natural sunlight intake into the main living areas throughout the daylight hours.
- Farm holding context: The property forms part of a small farm holding offering rare agricultural adjacency, though buyers should verify the exact lot boundaries.
- Active local transport: The presence of nearby bus stops provides alternative public transit options for traveling towards the city or surrounding rural settlements.
- Realistic entry price: Listed at €265,000, the asking price presents an accessible entry point for buyers looking to establish a permanent home or holiday retreat in Galway.
But keep in mind:
- Suboptimal BER rating: The property holds a D2 energy rating with a high performance indicator, meaning future owners should budget for significant thermal insulation upgrades.
- Limited bedroom count: Featuring only two bedrooms, the accommodation is strictly restricted in size and may not suit large families without undertaking a costly extension.
- Single bathroom facility: The house contains only one bathroom to serve both bedrooms, which could cause morning congestion for occupants and visiting guests alike.
- 1984 construction age: Built in 1984, the dwelling may feature aging electrical, plumbing, and structural components that require thorough professional inspection and potential overhaul.
- Planning permission risks: Any future plans to extend or structurally alter the building will depend entirely on successfully securing local council planning permission.
- Farm holding separation: Because the house forms part of a wider farm holding offered separately, buyers must clarify precise land entitlements and shared access rights.
- Septic tank verification: Buyers need to investigate the status and current environmental compliance of the on-site wastewater treatment or septic tank arrangements.
- Water supply checks: The reliability and quality of the local water supply source should be independently verified by the purchaser prior to completing contracts.
- Rural internet speeds: Prospective residents working remotely should check local broadband infrastructure availability to ensure adequate connection speeds for professional needs.
- Maintenance of stone walls: The traditional stone boundary walls may require ongoing professional masonry maintenance and repair to prevent gradual structural degradation over time.
- Outbuilding condition: The stone outbuilding should be inspected for dampness, roof integrity, and foundation stability before relying on it for valuable storage.
- Dependence on oil heating: Reliance on oil-fired central heating exposes the homeowner to volatile fossil fuel pricing and regular fuel tank refilling requirements.
- Exposed coastal climate: The Connemara location experiences harsh Atlantic weather patterns, potentially leading to higher exterior maintenance demands on roofs and paintwork.
- Limited public transport: While a bus stop is nearby, rural schedules can be infrequent, meaning daily reliance on a private car is practically essential.
- Stricter rural planning rules: Local planning guidelines in Connemara can be restrictive for non-local applicants seeking to build or expand in protected rural zones.
- Proximity to commercial roads: Being situated near rural thoroughfares might introduce occasional agricultural or commuter traffic noise despite the set-back position.
- Potential damp issues: Older rural dwellings in high-rainfall regions frequently suffer from rising or penetrating damp, necessitating careful pre-purchase surveying checks.
- Chimney and fireplace upkeep: The open fireplace in the living room requires regular professional sweeping and structural flue checks to ensure safe operation.
- Boundary line demarcation: The exact legal boundaries encompassing the 0.27-acre site must be carefully confirmed by a chartered surveyor against Land Registry maps.
- Resale market liquidity: Properties in remote rural locations can sometimes experience longer selling periods compared to urban residential housing markets.
Price positioning
?
- The asking price appears attractively positioned relative to wider regional residential benchmarks, offering an accessible entry point for a detached rural property requiring some energy efficiency upgrades given its D2 rating.
- Valuation signals are supported by the inclusion of a manageable site, traditional stone outbuildings, and a recently updated kitchen, though these positives are balanced against the modest seventy-seven square meter floor area.
- Potential upside is supported by strong scenic appeal and proximity to local amenities and Galway City, whereas factors that could undermine the price include the limited two-bedroom accommodation and the costs associated with deep retrofitting.
- Additional market context from surrounding rural transactions indicates broad alignment with regional housing affordability, meaning the asking price realistically reflects current buyer demand for rural Connemara residential properties.
Build Analysis
What we know from similar construction types
- Originally built in 1984, the property is a detached two-bedroom residence extending to approximately 77 sq.m. on a 0.27-acre site.
- Features double-glazed windows, oil-fired central heating, and an open fireplace in the living room.
- The kitchen has been recently updated and includes underfloor heating.
- A stone-built outbuilding is located on the property, providing additional storage.
- The buyer should investigate the condition of the roof, insulation levels, and the overall structural integrity given the 1984 construction date.
- The buyer should verify compliance regarding septic tank registration and wastewater treatment arrangements.
- Any potential plans to remodel or extend the existing accommodation should be checked against local planning regulations and restrictions in Connemara.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D2 BER rating, indicating that the energy performance is relatively poor and significant upgrades are required to reach a modern energy-efficient standard.
- A deep retrofit for a 77 sq.m. home to achieve a B2 BER rating or higher would typically involve external wall insulation, upgraded attic insulation, window and door replacements, and potentially the installation of a heat pump system.
- Estimated costs for a comprehensive deep retrofit on a property of this size generally range from 35,000 to 55,000 euros, depending on the extent of works and available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,300.
- Explanation: Based on a floor area of 77 m² and a D2 BER rating, the property has moderate energy efficiency. Heating is primarily oil-fired central heating, supplemented by an open fireplace and underfloor heating in the kitchen.
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 Inverin area
AIRPORT RD, INVERIN, GALWAY
- Sale date
- Declared sale price
- €622,000.00
RADHARC NA SLEIBHTE, MINNA, INVERIN
- Sale date
- Declared sale price
- €540,000.00
KILROE, INVERIN, GALWAY
- Sale date
- Declared sale price
- €110,000.00
MINNA, INVERIN, GALWAY
- Sale date
- Declared sale price
- €335,101.00
MINNA, INVERIN, GALWAY
- Sale date
- Declared sale price
- €10,000.00
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 1 percent of the purchase price, amounting to €2,650 for a property priced at €265,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €175 to €700 depending on the application type and value.
- Property valuation fees: around €150 to €300 for mortgage purposes if required.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail in the structural survey.
- Annual home insurance: roughly €400 to €800 per year depending on the policy level and location.
Forum Talk
What people are saying about this area
- Residents in the Ballinahown and Inverin areas frequently highlight the appealing blend of rural Connemara tranquility and convenient access to Galway City.
- Local community discussions often focus on the proximity to cultural hubs such as TG4 and Raidió na Gaeltachta, as well as Rossaveel Harbour.
- Forums note that local amenities including shops, pubs, and schools are within a short distance, supporting a vibrant community lifestyle.
- The scenic coastal environment and nearby beaches are regularly mentioned as major lifestyle perks for families and individuals relocating to the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a secure and spacious outdoor area with traditional stone walls for children to play, though the two-bedroom layout is somewhat compact at 77 m² and may feel limited as a young family grows.
- Teenagers5/10
While the rural Connemara setting provides a wonderful environment, the compact two-bedroom layout and distance from major urban youth amenities mean teenagers might find it isolated.
- Multi-generational Living3/10
With only two bedrooms and a single bathroom spread across 77 m², the property lacks the space necessary for multi-generational living without substantial extension, subject to planning permission.
- Single Buyers7/10
At €265,000, this two-bedroom home offers an affordable entry point to the property market for single buyers looking for a peaceful rural lifestyle with potential to remodel.
- Couples8/10
The manageable size, cosy living room with open fireplace, and scenic Connemara setting make this an ideal home for couples seeking a tranquil retreat with convenient access to local amenities.
- Empty Nesters7/10
The single-level flow and manageable 77 m² floor area suit downsizers, though buyers should verify the upkeep required for the older elements of the 1984 build and the 0.27-acre site.
- Retirees7/10
The property provides a private, peaceful environment for retirement with local shops and a pub within walking distance, though rural isolation and heating efficiency (BER D2) should be considered.
Work
3 areas- Remote Working6/10
The peaceful setting provides a great environment for a home office, but buyers should verify local broadband speeds and reliability before committing to full-time remote work.
- Hybrid Commuting5/10
While within commuting distance of Galway City, the journey requires regular driving, making hybrid commuting manageable rather than effortless.
- Retired9/10
The single-level layout, peaceful ambiance, and proximity to local conveniences make this an exceptional choice for those who have finished working.
Practical
8 areas- Ageing in Place7/10
The single-story dwelling layout supports ageing in place well, though some modifications to the bathroom or accessibility features might be required over time.
- Low Maintenance6/10
The manageable 77 m² size keeps interior upkeep low, but the 1984 build and stone outbuilding may require ongoing maintenance and investment, including addressing the D2 BER rating.
- Secure Gated Entry5/10
The property is set well back from the road and enclosed by traditional stone walls, offering good privacy, though formal secure gates are not specified.
- Minimalist Design5/10
The property features a traditional layout rather than open-plan minimalist architecture, though its straightforward rooms offer potential for interior redesign.
- Flexible Floor Plans6/10
The well-laid-out accommodation offers scope to remodel or extend, subject to planning permission, giving some flexibility for future needs.
- Heritage Home7/10
While built in 1984 rather than being a historic period home, the property incorporates traditional Connemara stone walls and a stone-built outbuilding that lend authentic regional character.
- Ecological Setup6/10
The rural site with a garden and outbuilding offers good potential for growing produce or installing renewable energy systems, though the current BER is D2.
- Outdoor areas8/10
Featuring a south-facing aspect, a 0.27-acre plot, traditional stone walls, and a stone-built outbuilding, the outdoor space is generous and full of character.
Interests
9 areas- Gardening8/10
The 0.27-acre site enclosed by traditional stone walls provides a fantastic canvas for keen gardeners to develop landscaping or vegetable plots.
- Walking8/10
The scenic Connemara surroundings, nearby beaches, and quiet local roads offer excellent opportunities for walking and outdoor exploration.
- Gym3/10
There are no commercial gym facilities within immediate walking distance, meaning residents would need to travel towards larger nearby settlements for fitness classes.
- Cycling7/10
The quiet local roads provide pleasant cycling routes through the scenic countryside, though cyclists should be mindful of rural road speeds and lack of dedicated cycle lanes.
- Golf4/10
Golf enthusiasts will need to travel further afield to reach established golf courses in the wider Galway region.
- Fishing8/10
The coastal location near Rossaveel Harbour and the rich aquatic environment of Connemara make this a very appealing spot for fishing enthusiasts.
- Horse Riding7/10
The rural setting and quiet country lanes offer a supportive environment for horse riding, with potential local equestrian options to investigate.
- Water Sports8/10
Proximity to the coast and Rossaveel Harbour provides fantastic access for those interested in boating, kayaking, and other water sports.
- Entertaining6/10
The kitchen/dining room and south-facing outdoor areas are suitable for casual gatherings, though the interior living space of 77 m² is relatively compact for large groups.
Lifestyle
5 areas- Quiet Living10/10
Positioned well back from the public road in a scenic and peaceful part of Connemara, the property offers exceptional privacy and quiet surroundings.
- Rural Living10/10
Set on a 0.27-acre site enclosed by traditional stone walls within a rural farm holding context, this property is the definition of authentic Connemara country living.
- Village Living7/10
While rural, the home benefits from being within walking distance of a local shop and pub, and just a short drive from everyday amenities in the surrounding community.
- Coastal Living8/10
Located in Inverin with Rossaveel Harbour and local beaches nearby, the property offers great access to the scenic Connemara coastline.
- Urban Living2/10
The rural location offers very little urban convenience on the doorstep, requiring a drive of around ten minutes to reach supermarkets and broader town amenities.
Social
6 areas- Community Involvement7/10
Local amenities like a nearby shop and pub foster a sense of community integration, supported by regional institutions like TG4 and Raidió na Gaeltachta.
- Café Culture4/10
Café options within immediate walking distance are limited, with a short drive required to access vibrant cafe culture.
- Nightlife3/10
Nightlife is largely restricted to local rural pubs, with extensive nightlife options requiring a trip into Galway City.
- Health/Wellness groups5/10
Local community wellness groups may exist, but buyers should investigate nearby community centers for specific pilates, stretching, or fitness classes.
- Networking Opportunities3/10
The rural location offers minimal local professional networking opportunities, relying heavily on connectivity to Galway City.
- Tech-Hub Connectivity3/10
Proximity to tech hubs is low given the rural Connemara location, making it entirely dependent on remote digital infrastructure.
Listing information
- Agent
- DNG Martin O'Connor Auctioneers
- Phone
- 091 866 708
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-9436F2HouseDelve · 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.