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Photograph 1 of 24 of Doon, 39 Kingston Road, Kingston, Galway
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Doon, 39 Kingston Road, Kingston, GalwayH91HTD7

€795,000

BER D

What you'll like:

  • Prime Residential Location: Situated in the highly sought-after Kingston area of Galway City, providing buyers with long-term capital stability and a prestigious address close to premium local amenities.
  • Enviable Golf Views: Enjoys a wonderful south-facing aspect overlooking the first tee at Galway Golf Club, offering permanent open outlooks and exceptional natural light throughout the main living areas.
  • Established Neighborhood: Set within a peaceful crescent of homes in an established community, meaning buyers benefit from low turnover and a settled, quiet residential environment ideal for families.
  • Extended Living Space: Thoughtfully expanded over the years to include a bright garden room, utility area, and larder, giving buyers significantly more practical space than standard neighborhood footprints.
  • Open Plan Layout: Features a spacious kitchen flowing seamlessly into an open-plan sitting and dining area, creating a versatile environment perfectly suited for modern family living and entertaining guests.
  • Charming Period Heritage: Built circa 1962 and lovingly maintained by its owner of over forty years, offering buyers a home with genuine character and a documented history of careful upkeep.
  • Generous Master Suite: The master bedroom was cleverly combined from two original rooms to create a large retreat complete with a shower room ensuite and dual south-facing windows.
  • Multiple Ensuite Bedrooms: Features two bedrooms equipped with full ensuite facilities, which provides excellent convenience and privacy for family members or visiting guests.
  • Attic Storage Space: Includes an accessible attic room fitted with Velux windows, supplying buyers with an abundance of extra storage or flexible hobby space right under the roof.
  • Private Mature Gardens: Both front and rear gardens are laid mainly in lawn and complemented by mature trees and established planting, ensuring a private and tranquil outdoor sanctuary.
  • Outdoor Dining Patio: The rear garden features a paved patio area directly accessible through French doors, offering a ready-made setting for outdoor meals and relaxing in the sun.
  • Proximity to Golf Club: Being directly adjacent to Galway Golf Club provides golf enthusiasts with immediate access to premier sporting facilities just across their front boundary.
  • Salthill Amenities Proximity: Located within easy reach of Salthill Promenade and Blackrock Diving Tower, giving buyers effortless access to coastal walks and popular recreational swimming spots.
  • Tennis Club Access: Positioned within convenient walking or driving distance of Galway Lawn Tennis Club, catering perfectly to buyers with an active sporting lifestyle.
  • Local Sports Clubs: Close proximity to Pearse GAA Stadium ensures sports fans can easily engage with local community activities and high-profile sporting events in the neighborhood.
  • Educational Convenience: A great selection of primary and secondary schools are situated within a five-minute drive, making the morning school run exceptionally straightforward for families.
  • Retail and Shopping: Close to multiple shopping centres and local commercial hubs, ensuring everyday grocery shopping and errands can be completed with minimal travel time.
  • Public Transport Links: Enjoys excellent access to local public transport networks, providing reliable connectivity into Galway city center without the constant need for a car.
  • Gateway to Connemara: Conveniently located near the main coast road serving Barna and Connemara, offering buyers easy weekend escapes to the stunning west of Ireland landscapes.
  • Natural Light Optimization: The south-facing orientation and roof windows in the extension flood the property with natural sunlight throughout the day, enhancing the overall interior ambiance.

But keep in mind:

  • Subpar Energy Rating: The property carries a D energy rating with a performance indicator of 237.44, meaning buyers should budget for substantial insulation and heating upgrades to achieve modern efficiency standards.
  • 1960s Construction Era: Built circa 1962, the original structure may feature outdated electrical wiring, older plumbing networks, or hidden asbestos materials that require a thorough professional engineering survey.
  • Aging Heating System: Relies on an oil stove and oil-fired central heating rather than modern heat pump technology, which will likely prompt buyers to plan for a costly future heating system replacement.
  • Potential Insulation Deficits: Given the mid-century build date and D energy rating, external walls and attic spaces may lack adequate contemporary insulation, leading to higher ongoing energy bills and heat loss.
  • Extension Condition Check: Because the property has been extended over its lifespan, buyers must verify through a structural survey that all additions comply with local planning permissions and building regulations.
  • Roof and Attic Evaluation: The converted attic space with Velux windows should be inspected by a professional to ensure proper structural load-bearing capacity, fire safety compliance, and adequate roof ventilation.
  • Single Glazing Risks: Buyers should carefully inspect all windows and French doors across the older sections of the house to check for thermal bridging, draft penetration, or failing double-seal units.
  • Drainage and Plumbing Age: Original underground drainage pipes dating from the 1960s should be CCTV surveyed to check for root intrusion, cracking, or blockages before finalizing the purchase.
  • Electrical Safety Compliance: The fuse board and wiring circuits must be thoroughly tested by a certified electrician to ensure they meet current safety codes and can handle modern household electrical loads.
  • Bathroom Ventilation Inspection: Ensuites and utility spaces should be checked for adequate mechanical extraction to prevent chronic moisture buildup, condensation, and potential mold growth in older extensions.
  • Surface Water Management: Given the mature trees and lawn areas, buyers should verify that rainwater runoff and patio drainage flow properly away from the building foundations to prevent dampness.
  • Boundary Demarcation Check: Kingston Road properties often have mature hedging and established boundaries that should be formally verified against the land registry title map by a qualified solicitor.
  • Future Expansion Limits: Due to existing extensions and mature gardens, buyers looking to significantly increase the footprint further should consult local planners regarding site coverage and green space ratios.
  • Traffic and Parking Review: Being located near a major golf club and coastal route, buyers should observe local traffic patterns during peak commute and weekend club hours to assess parking ease.
  • Upstairs Layout Adaptability: The master bedroom was created by combining two smaller rooms, which might limit the ease of reverting to four bedrooms if a growing family requires additional separate sleeping quarters.
  • Garden Maintenance Demands: Mature trees and extensive planting require ongoing gardening upkeep and seasonal maintenance, which buyers should anticipate in terms of time or landscaping costs.
  • Conservation and Local Rules: Buyers should check if any local planning restrictions or architectural guidelines apply to modifications along Kingston Road that could impact future renovation plans.
  • Chimney and Solid Fuel Flues: The solid fuel fireplace and oil stove systems need professional flue sweeping and safety certification prior to use to mitigate fire risks and ensure proper drafting.
  • Internal Door and Floor Wear: Rosewood timber floors and older interior fixtures may show signs of wear after decades of family use, requiring potential refinishing or updating by the new owner.
  • Resale Energy Standards: As EU and national housing standards increasingly penalize low BER ratings, a D-rated home will likely require capital investment to protect its long-term market value.

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 appears broadly in line, with a slight undervaluation signal.
  • The asking price appears broadly in line with comparable transactions in the immediate locality, reflecting typical market values for established residential properties of this nature and scale.
  • Valuation signals are supported by recent regional sales data clustering closely around this bracket, although potential upside is counterbalanced by the moderate energy performance rating.
  • Such a price could be supported by the highly sought-after location and scenic views, while broader macroeconomic shifts or required energy efficiency upgrades might undermine it.
  • Overall, the quoting figure demonstrates a balanced alignment with current transactional trends observed across surrounding suburban residential pockets.

Build Analysis

What we know from similar construction types

  • The property was built circa 1962, meaning original construction methods will reflect standards of that era, and potential buyers should investigate the presence of older materials such as lead plumbing or asbestos.
  • The house has been extended over the years, including the addition of a rear garden room, a utility area, and modifications to the master bedroom; a surveyor should verify that all extensions and structural alterations have full planning permission and local authority compliance.
  • The attic has been converted for storage with Velux windows installed, and buyers should check if proper building regulations and fire safety standards were met for this space.
  • Given the 1962 build date, the electrical wiring, plumbing, and roof structure should be thoroughly inspected by a qualified professional to determine if upgrades or repairs are needed.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property holds a D BER rating, which falls into the D to G category requiring deep-retrofit analysis.
  • A comprehensive deep retrofit to bring the home to a modern energy efficiency standard would likely cost between EUR 40,000 and EUR 70,000.
  • This estimate accounts for potential upgrades such as external wall insulation, internal or attic insulation enhancements, replacement of older windows and doors, and upgrading the heating system to a more efficient alternative to the current oil-fired setup.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €2,200 to €2,800
  • Explanation: Given the D BER rating, the extended footprint of the circa 1962 property, and reliance on oil-fired central heating and an oil stove, energy efficiency is lower than modern builds, leading to higher-than-average winter heating demands.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established, low-density residential suburb of Galway with no major industrial facilities or active heavy manufacturing plants in immediate proximity.
  • Any historical industrial sites or legacy environmental concerns in the wider Galway urban area are distant and strictly regulated, though buyers should verify local records if concerned.

Flood Safe

8/10

Water overflow reports to follow up

  • The Kingston Road area is generally situated on elevated ground well away from major coastal flood zones, though localized pooling during extreme weather events should always be checked.
  • Prospective purchasers are advised to consult local authority flood maps and environmental reports to confirm specific site vulnerabilities.

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 Kingston area

  • 3 BOTHAR BEARNA, KINGSTON, GALWAY

    Sale date
    Declared sale price
    €790,000.00

  • 24 MANOR AVE, KINGSTON, GALWAY

    Sale date
    Declared sale price
    €900,000.00

  • 45 OLDFIELD, KINGSTON, GALWAY

    Sale date
    Declared sale price
    €771,000.00

  • 3 GARRYOWEN LANE, KINGSTON, GALWAY

    Sale date
    Declared sale price
    €860,000.00

  • 1 BARNA RD, KINGSTON, GALWAY

    Sale date
    Declared sale price
    €630,000.00

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 (around €7,950 to €15,900 for an asking price of €795,000)
  • Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay
  • Land registration fees: approximately €600 to €800 depending on property mapping and registration requirements
  • Property valuation fees: around €150 to €300
  • Surveyor fees: approximately €500 to €1,200 depending on the level of detailed structural survey required
  • Annual home insurance: roughly €400 to €900 depending on the policy coverage and rebuilding cost

Forum Talk

What people are saying about this area

  • Residents in the Kingston and Salthill areas frequently discuss the excellent convenience of living close to local amenities, golf courses, and the promenade.
  • Local community discussions often highlight Kingston Road as a highly sought-after, mature residential address in Galway City with a peaceful neighborhood feel.
  • Traffic management and peak-time congestion along arterial routes towards Salthill and the city centre are regular topics among local commuters.
  • Homeowners in the area frequently share tips on property maintenance, retrofitting older 1960s homes to improve energy efficiency, and garden landscaping.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features mature lawned gardens and is close to local primary and secondary schools within a five-minute drive, making it a great environment for young children.

    8/10
  • Teenagers

    Proximity to sports facilities like Pearse GAA Stadium, Galway Lawn Tennis Club, and the Salthill Promenade offers plenty of activities for teenagers.

    8/10
  • Multi-generational Living

    The extended layout provides multiple living spaces, though buyers should verify if the configuration suits multi-generational privacy needs.

    7/10
  • Single Buyers

    The asking price of €795,000 for a three-bedroom home in a prime Kingston location represents a significant investment primarily suited to established buyers.

    6/10
  • Couples

    With generous open-plan living areas, a south-facing aspect, and proximity to Galway City amenities, it is an excellent setup for couples.

    9/10
  • Empty Nesters

    The property offers single-level living potential with ground-floor reception rooms, gardens, and a peaceful crescent setting ideal for empty nesters.

    8/10
  • Retirees

    Located in a desirable and established area close to healthcare, amenities, and coastal walks, though the D BER rating and potential maintenance of mature gardens should be noted.

    8/10

Work

3 areas
  • Remote Working

    Includes a third bedroom currently arranged as a home office or study, ideal for remote working.

    8/10
  • Hybrid Commuting

    Conveniently located with good access to public transport links and main roads into Galway City.

    8/10
  • Retired

    An established, peaceful location close to golf, coastal walks, and city amenities, well-suited for retirement.

    9/10

Practical

8 areas
  • Ageing in Place

    Features ground-floor living spaces, though buyers should investigate bathroom accessibility and stairs to the upper level.

    7/10
  • Low Maintenance

    The property has been lovingly maintained, but the mature gardens and a D BER rating suggest some ongoing upkeep and energy upgrade considerations.

    6/10
  • Secure Gated Entry

    Located in an open residential crescent rather than a gated community.

    4/10
  • Minimalist Design

    The home features a traditional, extended layout with established character rather than a minimalist architectural style.

    5/10
  • Flexible Floor Plans

    Features an extended layout with open-plan living, a garden room, a combined master bedroom, and an attic room providing flexible use.

    8/10
  • Heritage Home

    Built circa 1962, it possesses mid-century character and charm rather than traditional period heritage status.

    6/10
  • Ecological Setup

    The property has a D BER rating, indicating that energy efficiency improvements could be investigated by the buyer.

    5/10
  • Outdoor areas

    Features a south-facing aspect, mature private lawns, a paved patio area, and direct views overlooking Galway Golf Club.

    9/10

Interests

9 areas
  • Gardening

    Features front and rear gardens laid mainly in lawn, complemented by mature trees, shrubs, and established planting.

    8/10
  • Walking

    Fantastic walking opportunities nearby, including the Salthill Promenade and coastal routes.

    9/10
  • Gym

    Good access to local wellness and fitness options within Galway City and Salthill.

    7/10
  • Cycling

    Flat coastal roads and proximity to the city make cycling a viable and popular option.

    8/10
  • Golf

    The property directly overlooks the first tee at Galway Golf Club, offering exceptional convenience for golf enthusiasts.

    10/10
  • Fishing

    Proximity to the coast offers sea fishing opportunities nearby, though local inland spots require travel.

    6/10
  • Horse Riding

    Equestrian facilities are generally located further out in the county rather than immediately adjacent.

    5/10
  • Water Sports

    Close proximity to Salthill and Blackrock provides excellent access to swimming and sea-based water sports.

    9/10
  • Entertaining

    The open-plan kitchen, sitting and dining area, garden room, and paved patio make this home exceptionally well-suited for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated within a peaceful crescent of homes with private mature gardens, offering a calm retreat despite its city location.

    7/10
  • Rural Living

    This is an established urban residential area in Galway City rather than a rural setting, though it offers close access to the Connemara road.

    3/10
  • Village Living

    Proximity to local amenities and the Salthill area provides a community feel within the broader city context.

    6/10
  • Coastal Living

    The home is very close to the Salthill Promenade, Blackrock Diving Tower, and coastal routes leading to Barna.

    9/10
  • Urban Living

    Conveniently located in Kingston with easy access to Galway City centre, shopping centres, and public transport.

    8/10

Social

6 areas
  • Community Involvement

    Set within a long-established residential community with active local sports and social clubs nearby.

    8/10
  • Café Culture

    Easy access to cafes and dining options in Salthill and Galway City centre.

    8/10
  • Nightlife

    Close to the vibrant nightlife and entertainment offerings of Galway City and Salthill.

    7/10
  • Health/Wellness groups

    Proximity to tennis clubs, sports grounds, and coastal walking areas supports active wellness groups.

    8/10
  • Networking Opportunities

    Good connectivity to Galway City's professional and business networks.

    7/10
  • Tech-Hub Connectivity

    Reasonable access to Galway's technology and commercial hubs, though buyers should verify broadband speeds.

    7/10

Listing information

Agent
O'Donnellan & Joyce Auctioneers Ltd
Phone
091 564 212
Published on HouseDelve
21 September 2026
Correction
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Property reference: HD-5DFBF5HouseDelve · 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.