
Burnt House, Moycullen, County GalwayH91K3HT
€390,000
3 Bed~1 Bath~70 m²~BER E
What you'll like:
- Immaculate interior presentation: The residence is presented in absolutely mint, walk-in condition, allowing first-time buyers or downsizers to move in immediately without undertaking costly or stressful initial renovation works.
- Completely replaced roof: The roof was fully replaced in 2024, providing a major structural advantage that protects the home from leaks and reduces immediate capital expenditure for the new owner.
- Stunning mature gardens: Meticulously maintained and lovingly cultivated grounds feature mature shrubs and established planting, creating a picturesque outdoor setting that will deeply appeal to gardening enthusiasts.
- Convenient outbuildings: A selection of useful sheds including a potting room and fuel storage offers excellent practical workspace, helping keep the main living areas clutter-free and organized.
- Close to local pier: Being situated just a two-minute drive from Knockferry Pier allows buyers to easily enjoy scenic water views and recreational activities close to their doorstep.
- Tranquil rural setting: Located in the peaceful Knockferry area of Moycullen, the property provides a quiet countryside lifestyle while remaining accessible to nearby village amenities.
- Dual back-boiler heating: Both the kitchen stove and lounge fireplace feature back boilers to heat water and radiators, offering a traditional and potentially cost-effective alternative fuel heating system.
- Functional three bedrooms: The layout includes three generous double bedrooms, providing surprising flexibility for family accommodation, visiting guests, or creating a dedicated home office space.
- Spacious family lounge: The inviting lounge features a solid-fuel fireplace, establishing a warm and comfortable central gathering space for relaxing during cold winter evenings.
- Practical kitchen layout: The kitchen and dining area provides a functional everyday space with direct access to the rear, facilitating seamless indoor-outdoor living and garden access.
- Fully tiled bathroom: The substantial main bathroom is fully tiled and complete with a convenient walk-in shower, ensuring modern ease of maintenance for daily use.
- Stable asking price: The recorded asking price has remained completely unchanged at 390,000 euros since tracking began, suggesting a firm pricing stance by the vendor in the current market.
- Manageable floor area: At approximately 69 square metres, the compact footprint ensures lower property maintenance costs, manageable heating requirements, and efficient everyday domestic upkeep.
- Strong appeal for downsizers: The combination of single-level comfort, manageable indoor proportions, and extensive outdoor space makes this an ideal retirement or downsizing option.
- Established outdoor zones: The grounds feature dedicated zones like a boiler house and potting shed, adding genuine utility that enhances the overall property experience for hobbyists.
- Picturesque surroundings: The scenic Knockferry area is renowned for its natural beauty, ensuring long-term aesthetic enjoyment and a serene home environment away from urban congestion.
- Clear ready occupancy: The marketing emphasizes a hassle-free transition for occupants, reducing the typical uncertainties often associated with acquiring older rural residential properties.
- Charming property character: The overall residence possesses notable traditional charm that is increasingly difficult to find, blending well with its meticulously landscaped garden environment.
- Accessible village proximity: Positioned approximately six miles from Moycullen village, residents can easily access local shops, schools, and community services within a short drive.
- Enhanced storage capacity: The inclusion of multiple dedicated outbuildings solves common rural storage dilemmas for tools, bicycles, and seasonal outdoor equipment without requiring new construction.
But keep in mind:
- Poor energy rating: The property holds a low BER rating of E with an energy performance indicator of 322.2 kWh per square metre per year, indicating high potential heating costs and poor thermal efficiency.
- Extensive upgrade required: Achieving a modern energy standard will likely require substantial insulation and heating system upgrades, which could involve significant capital expenditure for the buyer.
- Compact internal space: With a floor area of just under 70 square metres, the home offers limited interior room which may feel cramped for growing families or those with substantial belongings.
- Reliance on solid fuel: The primary heating reliance on solid-fuel stoves and back boilers requires active manual labor, fuel storage management, and daily upkeep compared to automated systems.
- Untested fixtures and services: The selling agent explicitly notes that no apparatus, fixtures, fittings, or services have been tested, requiring the buyer to fund thorough professional inspections.
- Distance from village core: Being located six miles away from Moycullen village means a heavy reliance on private vehicular transport for daily errands, school runs, and social activities.
- Single bathroom limitation: The home features only one bathroom servicing all three bedrooms, which may create morning congestion and inconvenience for a family or visiting guests.
- Potential septic tank concerns: Buyers must carefully investigate the status, capacity, and compliance of any private wastewater treatment or septic system serving the rural dwelling.
- Water supply verification needed: As a rural property outside municipal networks, the buyer should verify whether the water source is private well-based and test its potability and flow rate.
- Insulation standard uncertainty: Given the E rating, roof replacement in 2024 may not have been matched by adequate wall or floor insulation, requiring invasive thermal imaging assessments.
- Outbuilding structural condition: While useful, the various sheds and outbuildings should be inspected for dampness, roof integrity, and asbestos roofing materials common in older rural structures.
- Boundary clarity required: The extensive and mature gardens necessitate a careful legal review of land title boundaries and any potential rights of way across rural access paths.
- Limited expansion potential: The small initial footprint and structural configuration may make future extensions difficult or cost-prohibitive relative to the current property value.
- Market liquidity risks: Properties with low energy ratings and smaller footprints in rural pockets can sometimes experience slower resale liquidity compared to modern suburban homes.
- Ventilation and damp checks: Older rural cottages surrounded by mature landscaping are prone to higher humidity levels, making thorough checks for rising damp and adequate ventilation essential.
- Electrical compliance review: Buyers should commission a comprehensive electrical survey, as older rural homes frequently retain outdated wiring that fails modern safety standards.
- Access road maintenance: The buyer should investigate who holds legal responsibility for maintaining local rural approach roads leading towards the Knockferry Pier area.
- Chimney and flue safety: The dual back-boiler solid-fuel systems mean flues and chimneys require professional inspection and cleaning to prevent fire risks and ensure proper drafting.
- Future retrofit disruption: Undertaking necessary energy efficiency upgrades to improve the E rating will likely cause significant domestic disruption for anyone moving in immediately.
- Negotiation margin ambiguity: With the asking price remaining fixed since tracking began, buyers should test seller motivation carefully to ensure they do not overpay for a low-BER home.
Price positioning
?
- The asking price appears somewhat elevated relative to the compact floor area and poor energy rating, pointing toward a valuation that relies heavily on the immaculate presentation and meticulously landscaped gardens rather than pure square footage metrics.
- Signals of potential overvaluation include the E energy rating and modest size of under seventy square meters, which contrast with wider regional transaction benchmarks spanning significantly higher price points for larger or more efficient homes.
- Support for the asking price could be undermined by future upgrade costs required to improve energy efficiency, whereas strong buyer demand for rural lifestyle properties with exceptional outdoor spaces and outbuildings helps sustain current expectations.
- Relevant market dynamics suggest that rural properties offering walk-in condition and scenic proximity to local amenities often attract competitive interest from first-time buyers and downsizers, potentially justifying a slight premium over basic structural value.
Build Analysis
What we know from similar construction types
- The property has a floor area of approximately 69.73 square metres, which is relatively compact for a three-bedroom home.
- The listing notes that the roof was fully replaced in 2024, which is a significant positive upgrade for weatherproofing and structural longevity.
- Heating relies on solid fuel systems with back boilers in both the kitchen stove and the lounge fireplace, meaning a buyer should investigate the efficiency, maintenance history, and regulatory compliance of these secondary heating methods.
- Given the rural location near Knockferry, buyers should verify the private water supply, wastewater treatment arrangements such as a septic tank, and any associated compliance certificates.
- The BER rating of E indicates a low level of energy efficiency, meaning the building fabric likely lacks adequate insulation in the walls and possibly the floors.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €45,000 to €65,000.
- Reasoning: The property has a poor BER rating of E (322.2 kWh/m2/yr) and a relatively small footprint of around 70 square metres. While the roof was replaced in 2024, achieving a modern B2 or A rating will require external or internal wall insulation, upgrading windows and doors, installing a modern heat pump or efficient heating system, and adding proper ventilation to address potential airtightness and moisture issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500.
- Explanation: Given the property size of approximately 69.73 square meters and a BER rating of E indicating lower energy efficiency, heating relies on solid fuel stoves and fireplaces with back boilers, which can lead to higher seasonal energy demands compared to modern insulated homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting in Knockferry, Moycullen, appearing distant from major industrial zones, heavy manufacturing, or active landfills.
- Any potential legacy agricultural or domestic environmental factors should be verified independently, though no major regional contamination concerns are prominently reported for this immediate rural townland.
Flood Safe
8/10Water overflow reports to follow up
- The property is located a short drive from Knockferry Pier and Lough Corrib, making proximity to water a general environmental feature of the wider geographic area.
- Buyers should review official flood maps and undertake local inquiries to confirm whether the specific plot or immediate access routes carry any localized flood risk, as water bodies are nearby.
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 Moycullen area
OLDTOWN, KNOCKRANNY, MOYCULLEN
- Sale date
- Declared sale price
- €130,000.00
2 ADDRAGOOL, CLOONIFFE, MOYCULLEN
- Sale date
- Declared sale price
- €680,000.00
KYLEBROUGHLAUN, MOYCULLEN, GALWAY
- Sale date
- Declared sale price
- €625,000.00
21 CNOC AN RUA, MOYCULLEN, GALWAY
- Sale date
- Declared sale price
- €410,000.00
PRIBBAUN, ROSCAHILL, MOYCULLEN
- Sale date
- Declared sale price
- €485,000.00
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: €3,900 — 1% of €390,000.
?
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 €3,500 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required.
- Annual home insurance: €400 to €800 depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Locals in the Moycullen and Knockferry areas frequently discuss the peaceful, rural atmosphere and the scenic proximity to Knockferry Pier and Lough Corrib.
- Community discussions often highlight the charm of rural living in County Galway, while noting the need for a car due to the distance from major village amenities.
- Residents in rural pockets around Moycullen sometimes share local updates regarding road maintenance and community events via regional community groups.
- Property buyers in the broader Galway hinterland often emphasize the appeal of mature gardens and detached outbuildings for hobbies and storage.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers three bedrooms and wonderful outdoor spaces that children can enjoy, though the rural location means travel is required for schools and amenities.
- Teenagers4/10
While there is plenty of space with three bedrooms, the remote Knockferry location lacks local teenage entertainment, public transport links, and proximity to secondary schools.
- Multi-generational Living3/10
With a floor area of 69.73 m² and a single bathroom, the accommodation is compact and would not comfortably support multi-generational living without significant expansion.
- Single Buyers7/10
Presented in walk-in condition, this home is an appealing option for single buyers wanting a tranquil rural lifestyle with manageable maintenance inside.
- Couples8/10
Couples looking for a peaceful retreat will appreciate the cozy lounge, solid fuel fireplaces, and stunning mature gardens in a picturesque setting.
- Empty Nesters8/10
This home suits downsizers seeking a manageable single-level style footprint with beautiful outdoor spaces to occupy their time without excessive interior upkeep.
- Retirees7/10
The property offers a quiet rural environment and single-level living potential, though buyers should verify accessibility and distance to medical facilities as they age in place.
Work
3 areas- Remote Working6/10
The quiet environment is well-suited for a home office setup, though buyers should verify local broadband speeds and reliability in this rural location.
- Hybrid Commuting4/10
Commuting is feasible on a hybrid schedule, but the rural Moycullen location means regular travel to major employment hubs will involve significant driving time.
- Retired9/10
An exceptional setting for retirees looking to escape city life, enjoy gardening, and relax in a tranquil countryside atmosphere.
Practical
8 areas- Ageing in Place6/10
The single-level flow of the cottage supports accessibility, but the rural location means healthcare and emergency services require driving distance.
- Low Maintenance5/10
While the interior is presented in mint condition and the roof was replaced in 2024, the extensive mature gardens and outbuildings require ongoing hands-on upkeep.
- Secure Gated Entry3/10
The listing does not mention a secure gated entry system, meaning buyers should investigate current boundary security.
- Minimalist Design4/10
This is a charming, traditional-style residence with solid fuel stoves and classic cottage features rather than a stark minimalist layout.
- Flexible Floor Plans5/10
The 69.73 m² layout includes a lounge, kitchen/dining area, and three bedrooms, offering standard functionality without extensive spatial flexibility.
- Heritage Home7/10
The property exudes classic character and charm reminiscent of traditional rural Irish homes, enhanced by recent maintenance like the 2024 roof replacement.
- Ecological Setup5/10
The BER rating is E (322.2 kWh/m²/yr), indicating that energy efficiency is low and prospective buyers should budget for insulation or heating upgrades, despite the back boilers.
- Outdoor areas10/10
A standout feature of the property, boasting meticulously landscaped mature gardens, established plants, a potting room, and useful outbuildings.
Interests
9 areas- Golf3/10
Golf courses are not immediately at hand in this rural pocket, requiring a drive to reach the nearest facilities in the wider Galway region.
- Fishing8/10
The property's location just a two-minute drive from Knockferry Pier provides fantastic convenience for fishing enthusiasts looking to access local waters.
- Horse Riding6/10
The rural setting is conducive to equestrian interests with local country lanes, though the property itself lacks dedicated stable facilities.
- Water Sports7/10
Proximity to Knockferry Pier and local waterways makes this an ideal spot for water sports enthusiasts interested in boating or kayaking.
- Entertaining6/10
The spacious family lounge and stunning gardens provide a wonderful backdrop for outdoor hosting, though the indoor kitchen and dining spaces are relatively compact.
- Gardening10/10
Described as a gardener's paradise, the property features meticulously maintained mature shrubs, established plantings, a potting room, and multiple outbuildings.
- Walking8/10
The scenic Knockferry area near the pier offers pleasant rural walking routes, though pedestrians must contend with country roads lacking footpaths.
- Gym2/10
There are no commercial gym facilities nearby in this rural location, requiring travel toward larger towns for fitness club access.
- Cycling7/10
The quiet rural roads around Knockferry offer scenic cycling routes for enthusiasts, though traffic speeds on narrow roads should be considered.
Lifestyle
5 areas- Quiet Living10/10
Located in the peaceful Knockferry area of Moycullen, this home provides an exceptionally quiet and serene living environment away from urban congestion.
- Rural Living10/10
Positioned approximately six miles from Moycullen village in a countryside setting, this property embodies authentic rural living complete with outbuildings and extensive gardens.
- Village Living4/10
The property is located about six miles away from the nearest village, meaning day-to-day village conveniences require a short drive.
- Coastal Living6/10
Being just a two-minute drive from Knockferry Pier provides good proximity to water views and aquatic activities, though it is not directly on the coast.
- Urban Living1/10
This property is strictly rural, offering none of the density, public transport, or immediate amenities associated with urban environments.
Social
6 areas- Community Involvement6/10
Rural communities in Knockferry and Moycullen often feature active local groups and clubs, though integration relies heavily on personal initiative.
- Café Culture3/10
Cafés are sparse in this immediate rural area, requiring a drive into Moycullen village or further afield for social coffee spots.
- Nightlife1/10
There is virtually no nightlife in the immediate vicinity, with evening entertainment requiring travel into Galway city or Moycullen village.
- Health/Wellness groups3/10
Local wellness classes or health groups are limited directly in Knockferry, though some options exist closer to the main village.
- Networking Opportunities2/10
Professional networking opportunities are minimal in this rural pocket, making it less practical for those requiring face-to-face business connections locally.
- Tech-Hub Connectivity2/10
The property is located far from major tech hubs, relying entirely on private remote connections rather than local co-working ecosystems.
Listing information
- Agent
- Michelle Burke Auctioneer and Letting Agent
- Phone
- 091 868080
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-5A4BE3HouseDelve · 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.