Carrownacroagh, Headford, GalwayH91PKR7
€395,000
4 Bed~2 Bath~180 m²~BER A3
What you'll like:
- High Energy Rating: The property boasts an impressive A3 Building Energy Rating, which significantly reduces heating bills and ensures excellent thermal comfort year-round for occupants.
- Spacious Floor Plan: Offering approximately 180 square meters of living space, the dwelling provides ample room for growing families or those working remotely from home.
- Four Generous Bedrooms: The accommodation includes four well-proportioned bedrooms, ensuring private space for family members, visiting guests, or a dedicated home office setup.
- Multiple Bathrooms: Featuring two bathrooms, the home helps prevent morning queues and adds everyday convenience for busy households and visiting guests alike.
- Modern Construction Standards: Achieving an A3 rating strongly indicates modern insulation, airtightness, and heating technologies, minimizing the need for immediate expensive energy retrofits.
- Rural Tranquility: Situated in the Carrownacroagh area near Headford, residents can enjoy a peaceful countryside setting with scenic views and low local traffic noise.
- Proximity to Headford: The property is located a short drive from Headford town, granting convenient access to local schools, supermarkets, pubs, and community amenities.
- Commuting Potential to Galway: Galway City is within viable commuting distance, making this a strategic home base for professionals working in the urban center.
- Natural Light Potential: Modern builds of this size typically feature large windows and favorable orientations, flooding the main living areas with pleasant natural daylight.
- Blank Canvas Opportunity: Unfurnished or newly completed spaces allow incoming buyers to immediately personalize interior decor, flooring, and color schemes to personal tastes.
- Strong Resale Appeal: Energy-efficient family homes in County Galway remain highly sought after by buyers prioritizing lower carbon footprints and manageable utility expenses.
- Reduced Carbon Emissions: The advanced thermal performance aligns with sustainable living goals, lowering overall household energy consumption compared to older housing stock.
- Future-Proofed Standards: High BER ratings protect against impending environmental regulations and potential carbon taxes, maintaining strong long-term property market value.
- Healthy Indoor Climate: Modern ventilation systems paired with high airtightness standards usually provide superior indoor air quality, reducing dampness and condensation risks.
- Low Maintenance Exterior: Newer construction techniques generally feature low-maintenance exterior finishes, reducing the frequency and cost of near-term painting and repairs.
- Family-Friendly Layout: The generous square footage suggests open-plan kitchen and dining zones, which are ideal for modern family interaction and casual entertaining.
- Private Parking Space: Properties in this rural locale typically offer substantial private driveway space for multiple vehicles, visitors, or recreational equipment.
- Garden Potential: Rural plots of this nature usually provide ample outdoor space for landscaping, children's play areas, or growing vegetables in a private garden.
- Established Local Agent: Represented by Vincent Walsh Auctioneers, buyers can leverage local market expertise and professional guidance throughout the purchasing process.
- Competitive Asking Price: At €395,000 for an expansive 180-square-meter A3-rated home, the property offers compelling value per square meter compared to city alternatives.
But keep in mind:
- Septic Tank Verification: Buyers must verify the registration, condition, and percolation area of the private wastewater treatment system to ensure regulatory compliance.
- Private Water Supply: If the property relies on a well, buyers should commission rigorous water quality and flow rate testing before finalizing contracts.
- Rural Driving Reliance: The rural location necessitates complete reliance on private vehicles for daily errands, school runs, and commuting, increasing transport expenses.
- Limited Public Transport: Proximity to scheduled public transport links may be minimal, requiring careful consideration for non-drivers or secondary household members.
- Boundary Clarification: Purchasers should carefully examine mapping records with their solicitor to confirm exact land boundaries and prevent future neighbor disputes.
- Unspecified Property Type: The exact architectural style and structural layout remain unspecified in listing details, requiring thorough physical inspection before bidding.
- Local Planning Restrictions: Rural housing rules in Galway may restrict future extensions or outbuildings, so buyers should check local planning policies carefully.
- Broadband Speed Check: High-speed fiber internet availability should be actively tested to ensure reliable connectivity for remote work or streaming needs.
- Snagging Inspection Needed: A professional snagging list is highly recommended to identify any cosmetic or minor construction defects prior to sale completion.
- BER Compliance Audit: Buyers should independently confirm that all renewable technologies claimed for the A3 rating are fully functional and certified.
- Ongoing Maintenance Costs: Large rural properties often incur higher upkeep expenses for gardens, private drainage, and exterior painting over time.
- Property Tax Assessment: Local Property Tax bandings should be reviewed to accurately calculate ongoing annual holding costs associated with this specific valuation.
- Potential Road Noise: Properties near regional roads might experience occasional agricultural or commuter traffic noise during peak morning and evening hours.
- Heating System Servicing: Heat pumps or advanced boilers require specialized annual servicing, which should be factored into ongoing household maintenance budgets.
- Home Insurance Quotes: Rural properties occasionally attract higher buildings insurance premiums, so buyers should obtain preliminary insurance quotes promptly.
- Radon Gas Testing: Given regional geological characteristics in County Galway, buyers should ensure radon gas levels are tested or mitigated appropriately.
- Access Rights Verification: Legal counsel must confirm that rights of way and access laneways from the public road are legally sound and clear.
- Storage Limitations: Despite a large floor area, buyers should check attic and garage storage provisions to ensure they suit bulky belongings.
- Future Development Nearby: Local planning registers should be searched to check for any proposed commercial or housing developments in the surrounding townland.
- Market Price Volatility: Buyers should review recent comparable sales in Headford to ensure the agreed purchase price aligns with current local market conditions.
Price positioning
?
- The asking price of 395000 euros for a substantial four bedroom property in Headford appears well aligned with regional market norms, reflecting its modern size and efficient layout.
- Valuation signals are largely positive given the excellent energy rating of A3, which typically commands a premium due to lower operational costs and modern building standards.
- Potential factors that could support this price include strong buyer demand for energy efficient rural homes, whereas limited listing details might introduce some uncertainty for prospective purchasers.
- Broader regional trends for similarly sized dwellings in the Galway area suggest that the asking price is competitive and accurately captures current market conditions without excessive overvaluation.
Build Analysis
What we know from similar construction types
- The property has an A3 BER rating, indicating a modern, energy-efficient build with high standards of insulation and airtightness.
- Potential advantages of this modern build include significantly lower heating and energy bills, improved indoor thermal comfort, and lower maintenance costs compared to older properties.
- A buyer should verify that all necessary planning permissions, compliance certificates, and the structural warranty (such as HomeBond or equivalent) are fully in place for the property.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: With an A3 BER rating, this 180.42 m² home benefits from high energy efficiency and modern insulation standards, keeping annual heating and energy consumption relatively low compared to older properties.
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 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
- Stamp duty: approximately 1% to 2% of the purchase price (€3,950 to €7,900 based on the €395,000 asking price).
- Solicitor legal fees: approximately €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 depending on the policy coverage and rebuilding cost.
Forum Talk
What people are saying about this area
- Locals in the Headford area frequently discuss community events and local sports updates on regional community pages.
- Traffic management and road safety near rural routes towards Galway remain common topics among residents.
- There is ongoing interest in the development of sustainable energy and modern housing standards in the wider Galway rural area.
- Local forums often highlight the convenience of Headford town amenities combined with the quiet appeal of rural townlands like Carrownacroagh.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With 4 bedrooms and an A3 energy rating, this home offers plenty of safe, warm, and modern space for growing families with young children.
- Teenagers8/10
Four bedrooms provide ample space for teenagers needing their own rooms, though buyers should verify the internal layout for independent living areas.
- Multi-generational Living7/10
The generous 180.42 square meter floor area offers good potential for multi-generational living, subject to the specific room configurations.
- Single Buyers4/10
A 4-bedroom property of this scale might offer more space and higher maintenance demands than typically required by a single buyer.
- Couples7/10
Provides spacious living for couples planning for the future or desiring ample room for home offices and hobbies.
- Empty Nesters6/10
While spacious and efficient with an A3 BER, managing a 4-bedroom home might feel oversized for empty nesters over time.
- Retirees6/10
The energy efficiency of an A3 rating is great for retirees, but the size of a 4-bedroom home may require more upkeep than desired.
Work
3 areas- Remote Working8/10
The 4-bedroom layout easily accommodates dedicated home office spaces, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Commuting distance to Galway city or other hubs should be factored in, making hybrid work manageable rather than a daily city commute.
- Retired7/10
An A3 energy rating ensures lower heating costs and comfortable living conditions for those enjoying their retirement.
Practical
8 areas- Ageing in Place6/10
Modern construction standards make it comfortable, but buyers should check if ground-floor bedroom and bathroom facilities are suitable for long-term ageing in place.
- Low Maintenance8/10
An A3 BER rating indicates a modern, energy-efficient build that should require fewer repairs and lower upkeep than older properties.
- Secure Gated Entry5/10
Gated entry details are not specified in the listing data and should be verified by the buyer.
- Minimalist Design6/10
The modern floor area allows for clean interior designs, though specific aesthetic finishes depend on current decor.
- Flexible Floor Plans7/10
With 4 bedrooms and over 180 square meters, the layout offers good flexibility for changing household needs.
- Heritage Home2/10
An A3 energy rating strongly suggests a modern build rather than a traditional heritage property.
- Ecological Setup8/10
The high A3 BER rating reflects strong energy efficiency and lower carbon footprint credentials.
- Outdoor areas8/10
Rural property settings typically offer substantial surrounding outdoor space for gardens and recreation.
Interests
9 areas- Gardening8/10
The property setting typically allows for generous outdoor grounds where gardening enthusiasts can develop landscaping or allotments.
- Walking8/10
The countryside location in Headford provides plenty of scenic local roads and rural walking routes.
- Gym4/10
Rural locations usually require travel to nearby towns for dedicated indoor gym facilities, though home workout space can be set up.
- Cycling7/10
Quiet country roads around Headford offer pleasant cycling opportunities, though buyers should assess local traffic conditions.
- Golf5/10
Access to golf courses will depend on travel times to regional clubs in County Galway.
- Fishing8/10
The Headford area is well-known for its proximity to major fishing lakes like Lough Corrib, making it ideal for anglers.
- Horse Riding7/10
Rural County Galway provides a supportive environment for equestrian pursuits and local hacking.
- Water Sports7/10
Proximity to the lakes of the region offers good opportunities for various water sports and boating activities.
- Entertaining8/10
With a spacious floor area of 180.42 m² and 4 bedrooms, the house provides ample interior space for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Located in Carrownacroagh, Headford, Co. Galway, the rural setting naturally provides a peaceful and quiet living environment.
- Rural Living9/10
Positioned in County Galway, this property suits those looking to embrace a traditional countryside lifestyle.
- Village Living7/10
Offers proximity to Headford while maintaining a countryside feel, perfect for those who enjoy village amenities nearby.
- Coastal Living2/10
Inland County Galway location means coastal amenities are not directly accessible from the immediate property.
- Urban Living3/10
Situated in a rural area rather than a city center, making it less suited for those seeking a bustling urban lifestyle.
Social
6 areas- Community Involvement7/10
Rural and near-village locations like Headford typically feature tight-knit local communities and active community groups.
- Café Culture5/10
Local café options will generally be found in nearby Headford town rather than directly outside the doorstep.
- Nightlife3/10
Nightlife options are limited in rural settings, requiring travel into larger towns or Galway city for extensive entertainment.
- Health/Wellness groups6/10
Local community halls and nearby towns often host pilates & stretching and wellness classes.
- Networking Opportunities4/10
Professional networking is minimal in rural areas and typically requires commuting to larger business hubs.
- Tech-Hub Connectivity5/10
While remote work from home is supported by the room count, buyers should verify specific high-speed fiber internet availability.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-BC4402HouseDelve · 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.