Carrowbrowne, Ballindooley, Co. GalwayH91HC62
€195,000
4 Bed~1 Bath~140 m²~BER G
What you'll like:
- Attractive asking price: Priced at €195,000, this lot presents an accessible entry point for buyers looking to acquire land or property in a sought-after suburban area near Galway City.
- Generous land size: Encompassing approximately 14.26 acres of land, this offering provides substantial space for various agricultural, hobby, or long-term investment projects.
- Proximity to Galway City: Located just minutes from Galway City, the property combines tranquil rural surroundings with exceptionally convenient access to urban amenities and employment hubs.
- Established local community: Situated in the peaceful countryside setting of Ballindooley, buyers will benefit from a strong sense of community and a calm atmosphere ideal for families.
- Nearby retail convenience: The property enjoys close proximity to major retail facilities such as Terryland Retail Park and the Galway Shopping Centre for everyday shopping needs.
- Educational access: Local primary and secondary schools are easily reachable from the location, making it a practical choice for families with school-aged children.
- Higher education proximity: The University of Galway is within convenient reach, offering significant potential advantages for academics, staff, or future rental demand.
- Healthcare access: Galway University Hospital is located within a manageable distance, ensuring essential medical services are never too far away in an emergency.
- Hospitality amenities: The nearby Menlo Park Hotel provides convenient accommodation and dining options for visiting family and friends close to the property.
- Strong road links: Excellent connectivity via the nearby N84 road network ensures smooth and efficient travel commutes into the city and surrounding areas.
- Public transport availability: Public transport links nearby enhance accessibility for commuters or those who prefer not to drive into the city center.
- Suburban demand appeal: Ballindooley remains one of Galway's most sought-after suburban locations, historically supporting strong long-term property demand and value retention.
- Lifestyle versatility: The peaceful countryside setting allows residents to enjoy a quieter lifestyle without sacrificing the convenience of nearby city amenities.
- Investment potential: The considerable land holding offers distinct possibilities for future capital appreciation or strategic development holdings depending on planning outcomes.
- Clear auction timeline: The upcoming online auction scheduled for 3rd December 2026 provides a definite timeframe for interested buyers to prepare their finances and bids.
- Professional representation: Managed by an established agency, prospective buyers can access structured registration links and direct communication channels for due diligence.
- Multiple lot options: The availability of separate lots and combined options gives buyers flexible bidding strategies to tailor their acquisition to specific goals.
- Generous house plot: Lot variants featuring a house and sheds on circa 0.58 acres offer immediate infrastructure for renovation or customized rural rebuilding projects.
- Recreational surroundings: The scenic rural environment provides wonderful opportunities for outdoor activities, walking, and enjoying the natural beauty of County Galway.
- Development scope: The extensive acreage offers visionary buyers plenty of scope to create bespoke landscape designs and agricultural layouts suited to their exact preferences.
But keep in mind:
- Extremely poor energy rating: The property carries a G energy rating, indicating severe thermal inefficiency that will require substantial insulation and heating upgrades to achieve comfort.
- Significant renovation required: A G-rated building typically demands comprehensive modernization throughout, meaning buyers must budget heavily for extensive structural and cosmetic refurbishment works.
- Planning permission uncertainty: Any future building or development styles are strictly subject to planning permission, creating inherent regulatory risks for buyers hoping to construct new dwellings.
- Online auction pressure: Purchasing via an online auction on 3rd December 2026 means contracts are typically binding immediately upon the fall of the virtual hammer.
- Financing complexities: Securing mortgage finance for a G-rated property or vacant land within a strict auction timeline can be exceptionally challenging and requires pre-approval.
- Lot ambiguity confusion: The listing description references multiple separate lots and combined pricing, requiring careful legal verification to ensure you are bidding on the correct title.
- Potential structural defects: Older rural houses bundled with extensive land parcels often conceal hidden dampness, roof wear, or outdated electrical systems needing professional survey verification.
- Agricultural tie risks: Buyers should investigate whether any local residency clauses or agricultural restrictions apply to the lands that could limit future development opportunities.
- Boundary verification needed: Comprehensive legal mapping is essential to confirm exact property lines, right-of-way access, and easements across the 14.26 acres of land.
- Wastewater system adequacy: Prospective buyers must inspect existing septic tanks or wastewater treatment facilities to ensure compliance with modern environmental and local authority standards.
- Water supply verification: Independent checks are necessary to confirm whether the property relies on a private well or mains connection and whether flow rates are adequate.
- Access road maintenance: Local rural approach roads should be assessed for maintenance responsibilities, potential width limitations, and suitability for heavy construction traffic.
- No price movement observed: The recorded asking price has remained completely static at €195,000, offering no historical price reduction clues regarding seller motivation levels.
- High total capital requirements: Acquiring combined lots or undertaking full property renovations will demand significant capital well beyond the initial headline asking price.
- Disclaimer limitations: The selling agents explicitly disclaim liability for particulars, meaning buyers carry full responsibility for independent physical and legal due diligence.
- Utility connection costs: Bringing modern high-speed broadband, electricity, and gas services to older rural structures or open land can incur substantial utility connection fees.
- Local planning restrictions: Galway County Council enforces strict rural housing guidelines that may restrict who qualifies for planning permission in this specific area.
- Future zoning changes: Buyers should review county development plans to check for any upcoming infrastructural or zoning changes that could impact the tranquility of Ballindooley.
- Drainage and soil quality: Agricultural lands in parts of Galway can be prone to seasonal flooding or heavy soil types requiring specialist drainage evaluation.
- Insurance availability: Insuring a vacant or poorly rated G-class building can sometimes prove difficult or expensive until comprehensive remediation works are successfully completed.
Price positioning
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- The asking price of €195,000 appears notably undervalued for a four-bedroom property of 140 square meters, but this specific lot represents land rather than a habitable dwelling.
- Valuation signals are mixed because the listing description indicates Lot 2 comprises circa 14.26 acres of land, which explains the seemingly low entry figure compared to standard residential homes.
- Factors that could support such a price include agricultural use value or long-term speculative potential, whereas the lack of immediate residential utility or planning permission could severely undermine higher bids.
- Additional relevant market dynamics involve multi-lot auction configurations where buyers must carefully verify which exact assets correspond to the advertised price point before committing funds.
Build Analysis
What we know from similar construction types
- The property includes an existing house and sheds on approximately 0.58 acres, alongside separate land lots, indicating the structure may be older and require substantial modernization or rebuilding.
- Given the G BER rating, a buyer should investigate the structural integrity, dampness, roof condition, and the presence of any outdated electrical or plumbing systems.
- Planning permission and compliance status for the existing house and outbuildings should be carefully verified by a surveyor or legal professional, particularly regarding any historical alterations or extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating the need for a comprehensive deep retrofit to bring it to a modern energy-efficient standard.
- A full deep retrofit for a 140 m² home typically ranges from €50,000 to €90,000 or more, depending on the extent of works required.
- Key measures would likely include external wall insulation, upgraded windows and doors, attic or roof insulation, installation of a heat pump or high-efficiency heating system, and airtightness improvements, potentially offset by SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,200 to 4,500 euro.
- Explanation: Given the floor area of 140 m² and a poor BER rating of G, the property suffers from significant energy inefficiency, resulting in substantially higher than average heating demands.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is located a short distance away from mapped river flood areas, indicating some proximity to potential overflow zones.
- Low-lying areas around Ballindooley and parts of County Galway can experience seasonal water accumulation during prolonged periods of heavy rainfall.
- The surrounding countryside setting offers generally favorable topography, though buyers should verify local drainage arrangements and site levels during a physical inspection.
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 Ballindooley area
DUN GUAIRE, BALLINDOOLEY, GALWAY
- Sale date
- Declared sale price
- €500,000.00
SPRINGDALE, HEADFORD RD, BALLINDOOLEY
- Sale date
- Declared sale price
- €545,000.00
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: €1,950 — 1% of €195,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the 140 m² property.
- Annual home insurance: approximately 400 to 900 euro depending on the level of coverage and property location.
Forum Talk
What people are saying about this area
- Residents in the Ballindooley and Carrowbrowne areas frequently discuss the balance between peaceful rural living and the convenience of being just minutes from Galway City.
- Local community forums often highlight the strategic location near the N84, offering good road links while maintaining a quiet countryside atmosphere.
- Discussions in regional groups often touch upon the proximity to amenities like Terryland Retail Park, the University of Galway, and local schools.
- Prospective buyers in the area frequently share tips on navigating rural planning permissions and development potential for sites close to the city limits.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers plenty of outdoor space on its half-acre plot, which is great for young children to play, though buyers should verify the safety and fencing of the boundaries.
- Teenagers6/10
Proximity to Galway City provides access to secondary schools and amenities, but the rural setting means teenagers will rely heavily on transport for social activities.
- Multi-generational Living5/10
The plot size allows for potential expansion or reconfiguration subject to planning permission, making multi-generational living a possibility with substantial renovation.
- Single Buyers4/10
With an asking price starting at €195,000 for the land portion and higher totals for combinations, single buyers would need significant additional capital for construction and renovation.
- Couples6/10
An appealing opportunity for couples looking to build or renovate their dream home near Galway City, provided they are prepared for a major project.
- Empty Nesters5/10
The peaceful countryside setting suits empty nesters seeking quiet surroundings, though the maintenance of a larger plot and a G-rated property requires consideration.
- Retirees5/10
Ballindooley offers a calm atmosphere and a strong sense of community, but retirees should assess the proximity of healthcare services and future accessibility needs.
Work
3 areas- Remote Working7/10
The quiet rural setting is ideal for a home office environment, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting7/10
With excellent road links to the N84 and proximity to Galway City, hybrid commuting is practical for professionals.
- Retired7/10
The serene atmosphere and manageable proximity to city amenities make it a viable option for retirees looking for a project or a quiet retreat.
Practical
8 areas- Ageing in Place4/10
The current G-rated property and layout may require substantial modifications or rebuilding to properly support ageing in place.
- Low Maintenance3/10
With a G BER rating and extensive grounds/sheds, ongoing maintenance and energy upgrades will be necessary.
- Secure Gated Entry4/10
Buyers would likely need to install private gates and fencing to secure the half-acre plot.
- Minimalist Design4/10
The existing traditional cottage and shed setup leans away from minimalist architecture, though rebuilding offers a blank canvas.
- Flexible Floor Plans5/10
Subject to planning permission and major renovation, the layout and land offer high flexibility for custom designs.
- Heritage Home6/10
The property possesses a traditional rural character, though buyers should verify any protected status or historical constraints.
- Ecological Setup5/10
The G BER rating indicates poor current energy efficiency, meaning significant green retrofitting or an ecological rebuild is recommended.
- Outdoor areas8/10
Featuring approximately 0.58 acres with the house (or up to 14.26 acres in combined lots), the outdoor space is vast and full of potential.
Interests
9 areas- Gardening8/10
The circa 0.58-acre plot (or larger land options) provides ample space for enthusiastic gardeners to cultivate extensive outdoor areas.
- Walking7/10
The scenic rural surroundings offer pleasant local walks, though buyers should verify the availability of dedicated footpaths along nearby roads.
- Gym5/10
Fitness facilities are accessible a short drive away in Galway City, though not within immediate walking distance.
- Cycling6/10
The country roads around Ballindooley are popular for cycling, but varying traffic volumes on arterial routes require caution.
- Golf5/10
Golf enthusiasts can access courses in the broader Galway area within a reasonable driving distance.
- Fishing6/10
The regional waterways and proximity to Lough Corrib offer good opportunities for fishing enthusiasts.
- Horse Riding6/10
The rural context and nearby agricultural lands are well-suited for equestrian interests, subject to local stable availability.
- Water Sports5/10
Water sports are accessible via nearby Lough Corrib and coastal Galway locations, requiring a short drive.
- Entertaining6/10
Generous outdoor space allows for garden entertaining during warmer months, though indoor hosting capacity depends heavily on the current or future layout of the house.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful countryside setting in Ballindooley, the property delivers an exceptionally quiet and tranquil residential environment.
- Rural Living8/10
Set amidst beautiful rural surroundings with roughly half an acre of land, this option provides an authentic countryside feel while remaining close to urban conveniences.
- Village Living6/10
While not directly in a village hub, the area maintains a close-knit community feel characteristic of the Ballindooley locality.
- Coastal Living2/10
The location is inland in County Galway with no immediate coastal proximity or sea views.
- Urban Living6/10
Although positioned in the countryside, the property is just minutes away from Galway City, offering convenient access to urban amenities.
Social
6 areas- Community Involvement7/10
Ballindooley is recognized for its strong sense of community and welcoming local atmosphere.
- Café Culture5/10
Local dining and café options are limited immediately on-site, requiring a short trip into Galway City for a broader café culture.
- Nightlife4/10
The immediate area is strictly residential and rural; residents seeking vibrant nightlife will need to travel into Galway City.
- Health/Wellness groups5/10
Wellness groups and fitness classes are readily found within Galway City rather than the immediate townland.
- Networking Opportunities5/10
Professional networking is minimal locally, but the short commute to Galway City bridges this gap.
- Tech-Hub Connectivity6/10
Proximity to Galway City's developing business and tech ecosystem is a plus, though home office tech infrastructure should be verified.
Listing information
- Agent
- DNG Leonard & Heaslip
- Phone
- 091 565261
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-A6861CHouseDelve · 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.