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Photograph 1 of 34 of Cois Cuan, Barna Road, Galway, County Galway
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Cois Cuan, Barna Road, Galway, County GalwayH91X3VW

€800,000

5 Bed~4 Bath~BER B

What you'll like:

  • Prime coastal address: Situated on the highly desirable Barna Road, this property offers a prestigious coastal lifestyle between Salthill and Barna. This exceptional location provides buyers with convenient access to Galway City, local beaches, and premier local amenities.
  • Bay views: The elevated site orientation delivers attractive, uninterrupted views across Rusheen Bay from multiple rooms. This scenic outlook significantly enhances the daily living experience and long-term desirability of the residence.
  • Substantial family layout: Extending to approximately 2,119 square feet over three well-designed levels, the house offers generous proportions. This layout easily accommodates the versatile needs of a growing family seeking abundant space.
  • Energy efficient rating: Achieving a strong B BER rating indicates good thermal performance and lower heating costs. This energy efficiency is beneficial for modern living standards and reduces overall environmental impact.
  • Recent heating upgrade: Featuring an oil-fired condensing boiler newly installed in 2023, the central heating system provides modern reliability. This recent capital upgrade reduces the immediate risk of near-term heating infrastructure replacement costs for a buyer.
  • Zoned heating controls: The zoned oil-fired central heating system allows for independent temperature management across different areas of the house. This functionality improves household comfort while optimizing fuel consumption throughout the year.
  • Generous bedroom count: Providing five well-sized bedrooms across the upper levels, the home accommodates large families or remote working needs easily. This flexibility prevents the need for costly future extensions or relocations.
  • Top floor suite: The converted attic functions as a large fifth bedroom with an ensuite and four Velux windows capturing bay views. This private upper level serves wonderfully as a primary guest suite or a spacious teenager retreat.
  • Dual aspect kitchen dining: The expansive kitchen and dining space benefits from great natural light and functional granite worktops. Two-tier island units provide practical food preparation areas alongside casual family dining options.
  • Bright conservatory addition: French doors lead from the dining area into a sun-filled conservatory featuring a vaulted pine ceiling. This delightful space connects the indoor living areas directly to the private rear garden environment.
  • Dedicated utility room: A separate utility room provides undercounter storage, a sink, and plumbing for laundry appliances. This keeps noisy washing machines out of the main kitchen area and helps maintain household organization.
  • Abundant parking space: The front driveway is partially tarmacked to provide off-street parking for two vehicles. This off-street parking provision is a valuable commodity in this high-demand coastal suburban corridor.
  • Modern EV charging: An electric vehicle charging point is installed at the front parking area for convenient overnight vehicle replenishment. This sustainable feature caters directly to modern eco-conscious vehicle owners without requiring immediate upgrade costs.
  • Mature private garden: The elevated rear garden features mature evergreen trees that ensure high levels of privacy from neighboring properties. This secluded outdoor space creates a secure, peaceful environment for children to play or adults to relax.
  • Outdoor dining patio: A paved patio area directly accessible from the rear living spaces provides a functional zone for outdoor entertaining. This spot is ideal for summer barbecues and relaxing while enjoying the private garden surroundings.
  • Solid timber doors: The interior features solid internal timber doors throughout, conveying a sense of quality craftsmanship and durability. This premium detail reduces sound transmission between rooms compared to hollow-core alternatives.
  • Extensive storage solutions: Built-in mirrored sliding wardrobes are fitted across multiple bedrooms, supplemented by attic and under-eaves storage. These thoughtful provisions minimize the need for bulky freestanding furniture and maximize usable floor space.
  • Enhanced security system: The residence comes fully alarmed, offering immediate peace of mind regarding property security upon moving in. This integrated system can also potentially lower annual household insurance premiums for the buyer.
  • Stable asking price: Recorded asking price history shows stability at eight hundred thousand euros with no downward reductions observed. This stability suggests the seller maintains firm confidence in local market demand and property valuation.
  • Established residential neighbourhood: Built in 2002 within an established neighbourhood, the property benefits from settled surroundings and mature landscaping. Buyers avoid the unknown developmental disruption often associated with brand-new housing estates.

But keep in mind:

  • Asking price evaluation: At eight hundred thousand euros, buyers should carefully analyze recent local transactional comps to ensure alignment with true market value. Independent valuation advice is strongly recommended before making a formal commitment.
  • Unverified fixture condition: The selling agents note that appliances, fixtures, and services have not been tested prior to marketing. Buyers should commission independent structural and mechanical surveys to identify any hidden maintenance liabilities.
  • Attic conversion compliance: The converted attic functions as a fifth bedroom, but buyers must verify planning permission and building regulations compliance. Ensuring proper structural certification prevents potential legal or resale complications down the line.
  • Coastal weather exposure: Being located close to the coast on an elevated site exposes the structure to driving wind-driven rain. Buyers should inspect exterior render, roof tiles, and window seals closely for signs of weather-related wear.
  • Oil heating reliance: The heating system relies on oil rather than natural gas, which requires manual fuel ordering and tank monitoring. Buyers should inspect the age and condition of the external oil storage tank during due diligence.
  • Traffic congestion potential: The Barna Road is a major arterial route connecting suburban areas to Galway City, prone to peak-hour congestion. Prospective residents should test commute times during typical morning and evening rush hours.
  • Staircase configuration density: Spanning three distinct levels with multiple staircases, the property involves considerable daily vertical circulation. Families with toddlers or elderly relatives should evaluate whether this multi-story layout suits their lifestyle.
  • Compact secondary bedrooms: Certain bedrooms, such as bedroom four, offer relatively modest floor dimensions restricting layout options. Buyers with large furniture pieces should measure rooms carefully to ensure adequate fitting space.
  • Compact bathroom sizing: The ensuite to the main bedroom measures roughly twelve by twenty decimetres, offering tight clearance around fixtures. This compact footprint may feel cramped for daily use by two occupants simultaneously.
  • Single family bathroom: With four upper bedrooms sharing a single family bathroom, peak morning hours could create household queues. Buyers might consider the logistical challenge of multiple family members sharing limited bathroom facilities.
  • Elevated garden accessibility: The rear garden and patio are elevated above the ground floor level, accessed via steps rather than flush thresholds. This stepped topography might present mobility challenges for individuals with physical accessibility requirements.
  • Parking capacity limitation: Off-street parking is restricted to two vehicles on the front driveway apron. Households with multiple adult drivers or visiting guests may find street parking options limited along the main Barna Road.
  • Velux window maintenance: Four Velux windows in the top-floor bedroom provide great light but carry long-term risks of seal failure. Buyers should check these roof windows for condensation issues or historical leakage during inspections.
  • Timber floor wear: Extensive timber flooring throughout the reception rooms and bedrooms is prone to scratching and surface wear. Buyers should budget for potential future sanding, refinishing, or replacement costs depending on current condition.
  • Potential drainage considerations: Elevated sloping sites can occasionally experience localized surface water run-off issues during heavy storms. Buyers should inspect site drainage patterns and boundary walls to ensure effective rainwater management.
  • Property tax band implications: High-value coastal properties in this bracket attract substantial local property tax liabilities annually. Buyers must factor these recurring municipal overhead costs into their long-term household budgeting calculations.
  • Open market competition: The desirable coastal setting between Salthill and Barna typically attracts strong interest from affluent buyers. Prospective purchasers should prepare for potential competitive bidding scenarios in this price tier.
  • Insulation standards verification: While the B rating is energy efficient, buyers should review the specific BER assessor recommendations report. Checking the advisory checklist helps identify any cost-effective fabric upgrades for future optimization.
  • Management and boundary checks: Buyers should instruct their legal representative to verify exact folio boundaries and any shared access rights. Confirming title clarity prevents potential boundary disputes with adjacent coastal properties.
  • Future expansion limitations: Given the existing three-level configuration and plot layout, further substantial structural extensions appear physically constrained. Buyers should ensure the current square footage fully satisfies their long-term space requirements without future additions.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks mildly undervalued compared with the available evidence.
  • The asking price appears somewhat conservative relative to similar large coastal properties in prime locations, largely driven by the extensive floor area, energy efficient B rating, and highly desirable views overlooking Rusheen Bay.
  • Valuation signals are supported by substantial multi-level living accommodation spanning over two thousand square feet, five bedrooms, high-end kitchen finishes, and modern upgrades like an oil-fired condensing boiler installed recently.
  • Potential factors that could support such a price include strong demand for family homes between Salthill and Barna, whereas potential elements undermining it might involve traffic congestion on the coastal route.
  • Additional relevant factors encompass convenient proximity to regional amenities, university, and hospital hubs, alongside practical external assets such as private off-street parking, an EV charging point, and mature garden grounds.

Build Analysis

What we know from similar construction types

  • The property is a substantial detached family home built in 2002, extending to approximately 196.9 sqm across three levels, including a converted attic space (Bedroom 5 with ensuite and four Velux windows).
  • A buyer should verify that proper planning permission, building regulations compliance, and structural certification were obtained for the attic conversion and the addition of the conservatory.
  • The house features an upgraded oil-fired condensing boiler installed in 2023, zoned heating, and an EV charging point, reflecting modern maintenance and energy-efficiency improvements.
  • Given its coastal location overlooking Rusheen Bay on the Barna Road, a buyer should investigate potential exposure to coastal weather conditions, dampness, and ensure adequate ventilation throughout the multi-level structure.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,800 to €2,400.
  • Explanation: This property extends to approximately 196.9 sqm with a B energy rating, featuring zoned oil-fired central heating and an efficient condensing boiler fitted in 2023, which helps moderate fuel consumption relative to its size.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established residential and coastal area, appearing well removed from major heavy industrial sites or active large-scale landfills.
  • Any minor localized environmental factors or historical land uses should be independently verified by the prospective buyer as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The residence occupies an elevated site overlooking Rusheen Bay, which generally helps mitigate surface water flood risks compared to low-lying coastal pockets.
  • Given its coastal proximity, buyers are advised to check local topographical data and historical flood maps to verify specific regional or tidal flood risk factors.

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 Galway area

  • 1 BOWLING GREEN, GALWAY, CO GALWAY

    Sale date
    Declared sale price
    €545,000.00

  • 75 CASTLELAWN HEIGHTS, GALWAY, GALWAY

    Sale date
    Declared sale price
    €417,000.00

  • 26 THREADNEEDLE RD, GALWAY, GALWAY

    Sale date
    Declared sale price
    €1,110,000.00

  • 15 LOWER SALTHILL, GALWAY, GALWAY

    Sale date
    Declared sale price
    €552,500.00

  • 122 DANGAN HEIGHTS, GALWAY, GALWAY

    Sale date
    Declared sale price
    €522,000.00

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: €8,000 — 1% of €800,000.
    ?
    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 €3,000 excluding VAT and outlay.
  • Land registration fees: €400 to €800 depending on property value.
  • Property valuation fees: €150 to €300 for mortgage purposes.
  • Surveyor fees: €500 to €1,200 for a structural pre-purchase survey.
  • Annual home insurance: €500 to €1,000 depending on the level of cover.

Forum Talk

What people are saying about this area

  • Residents in the Barna Road and Salthill areas frequently discuss the high demand for coastal properties and family homes close to Galway City.
  • Local community groups often highlight traffic management and commuter congestion along the main Barna Road route into Galway during peak hours.
  • Proximity to Rusheen Bay is a frequent topic among local water sports enthusiasts, noting its popularity for windsurfing, kayaking, and sailing.
  • Neighbourhood discussions often praise the area's strong convenience to local schools, amenities, and the scenic walking routes towards Salthill.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers plenty of indoor space with five bedrooms and a private, enclosed rear garden, making it very suitable for young children, though buyers with toddlers should note the multi-level layout and stairs.

    8/10
  • Teenagers

    With five generous bedrooms spanning three levels, including a large converted attic room with its own ensuite, teenagers will appreciate the exceptional privacy and independent living space.

    9/10
  • Multi-generational Living

    The three-story layout with bedrooms on multiple floors provides good separation for extended family members, though there is no ground-floor bedroom suite.

    8/10
  • Single Buyers

    At an asking price of €800,000 for a large five-bedroom detached house, this property is significantly larger and more expensive than what a typical single buyer would require.

    4/10
  • Couples

    While it offers ample room to grow, the five-bedroom layout is oversized for a couple unless they specifically require extensive home office space or guest rooms.

    6/10
  • Empty Nesters

    Empty nesters will enjoy the prime coastal location and well-maintained condition, though the three-level design and garden upkeep might feel excessive over time.

    6/10
  • Retirees

    The location between Barna and Salthill is highly attractive for retirement, but the three-story configuration and stairs may present challenges for ageing in place without future modifications.

    5/10

Work

3 areas
  • Remote Working

    With five bedrooms available, multiple rooms can easily be converted into dedicated home offices to support a remote working lifestyle.

    9/10
  • Hybrid Commuting

    Its prime location on the Barna Road provides convenient commuting access into Galway City centre and major regional employment hubs.

    8/10
  • Retired

    The coastal amenity and proximity to medical facilities suit retirement, though the multi-level layout requires management of stairs.

    6/10

Practical

8 areas
  • Ageing in Place

    The three-story layout with multiple staircases and bathrooms spread across levels means significant modifications would be needed for comfortable long-term ageing in place.

    4/10
  • Low Maintenance

    Benefiting from a healthy B energy rating, a newly installed oil-fired condensing boiler in 2023, and double-glazed finishes, the property requires minimal immediate technical upkeep.

    7/10
  • Secure Gated Entry

    The property features a private front driveway with parking for two cars and an alarm system, though it lacks an automated gated entry.

    5/10
  • Minimalist Design

    The home features traditional family-oriented architectural styling, coving, and a conventional room layout rather than stark minimalist design.

    5/10
  • Flexible Floor Plans

    Spanning approximately 196.9 sqm across three levels with five bedrooms, a conservatory, and versatile attic space, the floor plan offers exceptional flexibility for various household needs.

    9/10
  • Heritage Home

    Built in 2002, this is a modern detached residence rather than a traditional heritage property.

    2/10
  • Ecological Setup

    The property achieves a strong B BER rating, features a modern high-efficiency condensing boiler installed in 2023, and includes an EV charging point.

    7/10
  • Outdoor areas

    Features an elevated landscaped front garden, off-street parking, an EV charger, and a private rear lawn with mature evergreen trees and a patio area.

    8/10

Interests

9 areas
  • Gardening

    Features a private rear garden with a lawn, mature evergreen trees, and a patio area, offering a solid foundation for keen gardeners.

    7/10
  • Walking

    The prime coastal position along the Barna Road offers fantastic opportunities for scenic walks around Rusheen Bay, Salthill, and the surrounding coastline.

    9/10
  • Gym

    While there is no dedicated gym room on site, the spacious layout allows for fitness equipment placement, and local facilities in Salthill and Galway City are nearby.

    6/10
  • Cycling

    The scenic coastal route along the Barna Road and into Salthill provides popular cycling corridors with beautiful seaside views.

    8/10
  • Golf

    Conveniently located for access to regional golf courses, including nearby clubs in the Galway area.

    7/10
  • Fishing

    The property's direct proximity to Rusheen Bay and the coastline offers great appeal for those interested in coastal fishing activities.

    7/10
  • Horse Riding

    Being situated on a main suburban road close to the city means equestrian facilities are not immediately adjacent and would require travel further inland.

    4/10
  • Water Sports

    Overlooking Rusheen Bay, a renowned spot for windsurfing, kayaking, and sailing, this location is ideal for water sports enthusiasts.

    10/10
  • Entertaining

    The expansive kitchen and dining room featuring two-tier islands, coupled with a bright conservatory and private rear patio, makes this home exceptionally well-suited for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Positioned on an elevated site with a private rear garden surrounded by mature evergreen trees, the home offers a peaceful environment despite its convenient coastal road setting.

    7/10
  • Rural Living

    This is an established suburban coastal location close to the city, Barna, and Salthill rather than a rural setting.

    2/10
  • Village Living

    The property sits conveniently between the vibrant communities of Barna and Salthill, offering excellent access to local village amenities and seaside walks.

    8/10
  • Coastal Living

    An exceptional coastal lifestyle is guaranteed with an elevated site directly overlooking Rusheen Bay and beautiful views enjoyed from multiple bedrooms.

    10/10
  • Urban Living

    Providing easy access to Galway City centre, the university, and hospital, this home combines suburban coastal tranquility with strong urban convenience.

    7/10

Social

6 areas
  • Community Involvement

    Positioned between established communities in Barna and Salthill, offering good opportunities to engage in local clubs and societies.

    7/10
  • Café Culture

    Proximity to Salthill and Barna ensures residents are only a short distance away from a thriving local café and restaurant scene.

    8/10
  • Nightlife

    Easy access to the vibrant nightlife and entertainment options available in Salthill and central Galway.

    7/10
  • Health/Wellness groups

    Close proximity to seaside wellness activities, local fitness classes, and amenities in Salthill and Galway City.

    8/10
  • Networking Opportunities

    Good connectivity to Galway City business networks and university hubs supports professional networking.

    7/10
  • Tech-Hub Connectivity

    Solid residential location within reach of Galway's growing technological and educational employers.

    7/10

Listing information

Agent
Colleran Auctioneers
Phone
091 562293
Current status
active
Published on HouseDelve
10 October 2026
Correction
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Property reference: HD-A6EF63HouseDelve · Republic of Ireland

Report 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.