Gortbeg, Cummer, Tuam, Co. GalwayH54A622
€220,000
2 Bed~1 Bath~61 m²~BER G
What you'll like:
- Attractive asking price: Priced at €220000, this detached property represents an accessible entry point for first-time buyers or downsakers looking to establish a rural home.
- Generous site size: The dwelling sits on a pleasant 0.3-acre plot, offering well-maintained grass lawns to both the front and rear for outdoor enjoyment.
- Charming rural setting: Located in Gortbeg, Cummer, the property provides a peaceful countryside atmosphere while remaining within easy commuting distance of local towns.
- Convenient commuter location: Situated approximately 9.7km from Tuam and 20km from Athenry, residents benefit from straightforward access to regional employment and commercial hubs.
- Accessible to Galway City: Being less than an hours drive from Galway City makes this cottage suitable for commuters seeking affordable country living near a major urban centre.
- Detached bungalow layout: The single-storey layout provides convenient, step-free accommodation that appeals to aging-in-place buyers and those avoiding stairs.
- Welcoming living room: Features a solid fuel stove set within a characterful timber-surround fireplace, creating a cosy focal point alongside practical built-in storage.
- Practical kitchen diner: The adjoining kitchen and dining area is fitted with functional units, offering a dedicated space for everyday meal preparation and family dining.
- Generous bedroom proportions: Both bedrooms feature timber-effect laminate flooring and offer comfortable dimensions for double beds and ancillary furniture storage.
- Wet-room style bathroom: The main bathroom includes a practical wet-room style shower configuration, tiled floors, and partial wall tiling for easy maintenance.
- Off-street parking available: Approached via a gravel driveway, the property provides ample parking space for multiple vehicles directly off the public road.
- Established mains water: Connected directly to mains water infrastructure, ensuring a reliable household water supply without reliance on private wells.
- Dual heating options: Comfort is supported by an oil-fired central heating system supplemented by a solid fuel stove in the main living space.
- SEAI grant eligibility: The listing indicates potential eligibility for Sustainable Energy Authority of Ireland grant schemes, assisting with future energy upgrade costs.
- Private treaty sale: Offered via private treaty through an established local estate agent, providing a standard and transparent purchasing framework for interested buyers.
- Manageable floor area: At 61 square metres, the compact footprint ensures lower property tax liabilities and manageable ongoing heating and cleaning maintenance costs.
- Traditional cottage appeal: Retains characteristic traditional aesthetic qualities that attract buyers seeking character properties with scope for personalized interior styling.
- Established outdoor space: Mature lawns front and rear mean buyers avoid the immediate expense and labour of landscaping a completely blank canvas garden.
- Clear BER rating provided: The property holds an official Building Energy Rating reference, allowing buyers to transparently assess its current thermal performance baseline.
- Local agent representation: Marketed by a known regional agency, facilitating straightforward communication and local property insights during the acquisition process.
But keep in mind:
- Extremely poor BER rating: Rated G with an energy performance indicator of 535.13 kWh/m2/yr, indicating severe thermal inefficiency and high potential heating costs.
- Substantial upgrade costs: Bringing this property up to a modern energy standard will likely require significant capital investment in insulation, windows, and heating systems.
- Compact living space: With a floor area of only 61 m², the home offers limited interior room which may feel cramped for growing families or remote workers.
- Private septic tank: The property relies on a septic tank requiring professional inspection to verify compliance with current environmental regulations and functional condition.
- Potential structural dampness: Traditional rural cottages of this vintage often suffer from rising damp and inadequate sub-floor ventilation, which buyers should thoroughly investigate.
- Outdated electrical system: The wiring and electrical consumer unit may require comprehensive upgrading to meet modern safety standards and accommodate contemporary appliance loads.
- Roof condition unknowns: The age and integrity of the roof structure and insulation levels should be professionally surveyed to check for leaks or timber degradation.
- Single bathroom constraint: The single bathroom layout could create bottlenecks during busy morning routines for households with multiple occupants or visiting guests.
- Limited local amenities: Being in a rural townland means daily reliance on private transport for shopping, schools, medical services, and social infrastructure.
- Rural road access: The approach via local rural roads may involve narrow stretches and regular maintenance requirements by the local county council.
- Grant uncertainty: While potentially eligible for SEAI grants, the actual approval, scope, and financial coverage of these retrofitting funds must be verified independently.
- Boundary verification needed: Buyers should instruct their legal representative to verify all title boundaries and right-of-way access associated with the 0.3-acre site.
- Water pressure checks: Mains water supply pressure should be tested during the survey process to ensure adequate flow rates throughout the dwelling.
- Surface water drainage: The external site drainage should be inspected to ensure rainwater runoff from the gravel driveway and lawns does not pool near foundations.
- Ventilation deficiencies: Traditional properties upgraded with modern seals can develop condensation issues; adequate trickle vents and extraction fans should be checked.
- Storage limitations: Beyond the built-in living room storage, the lack of a garage or attic conversion means physical storage space is restricted.
- Oil tank condition: The external oil storage tank for the central heating system must be inspected for corrosion, leaks, and current environmental safety compliance.
- Appliance condition unknown: Kitchen appliances and heating hardware included in the sale should be tested during pre-closing walkthroughs as their working order is unverified.
- Future expansion limits: The 0.3-acre plot and existing cottage structure may impose strict physical and planning constraints on any future room extensions.
- Resale liquidity: Properties with G energy ratings can sometimes experience longer marketing periods or reduced buyer pools until thermal upgrades are completed.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a traditional-style detached bungalow with a floor area of approximately 61 square metres, set on a 0.3-acre site.
- The BER rating is G, indicating very poor energy efficiency and significant heat loss, which a buyer should investigate.
- Heating is provided by oil-fired central heating supplemented by a solid fuel stove in the living room; the buyer should verify the operational condition of these heating systems.
- The property is serviced by a septic tank, and the buyer should have its condition and compliance with current environmental regulations inspected.
- The small floor area offers potential for future extension, subject to obtaining the necessary planning permission.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the very poor BER rating of G and a floor area of 61 square metres, a comprehensive deep retrofit is required to bring the property to an acceptable energy standard.
- Estimated costs for a full deep retrofit—including external wall insulation, upgraded windows and doors, roof insulation, a modern heating system such as a heat pump, and airtightness measures—would typically range from 45,000 to 65,000 euros, depending on the scope of works and contractor pricing.
- The buyer should factor in potential SEAI grants and the vacant property refurbishment grant, which may significantly offset the upfront retrofit costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €3,000.
- Explanation: Given the poor BER rating of G and the floor area of 61 square meters, the property currently suffers from very high energy inefficiency, leading to elevated oil and solid fuel consumption.
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
BULLAUN, CUMMER, TUAM
- Sale date
- Declared sale price
- €250,000.00
TARA HOUSE, CUMMER, TUAM
- Sale date
- Declared sale price
- €455,000.00
COROFIN, CUMMER, TUAM
- Sale date
- Declared sale price
- €202,000.00
CURRY, CUMMER, TUAM
- Sale date
- Declared sale price
- €225,000.00
DOONBEG, CUMMER, TUAM
- Sale date
- Declared sale price
- €510,000.00
Recent sales in the wider Tuam area
KILCLOONEY HOUSE, KILCLOONEY MILLTOWN, TUAM
- Sale date
- Declared sale price
- €510,000.00
58 VICHORSCHORALAND, TUAM, GALWAY
- Sale date
- Declared sale price
- €325,000.00
149 PALACE FIELDS, TUAM, GALWAY
- Sale date
- Declared sale price
- €368,000.00
SHANBALLYMORE, GARRAFRAUNS, TUAM
- Sale date
- Declared sale price
- €95,000.00
4 GOLDCAVE TERRACE, BISHOP ST, TUAM
- Sale date
- Declared sale price
- €185,000.00
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% of the purchase price (€2,200) for properties up to €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required.
- Annual home insurance: roughly €350 to €700 depending on the insurer and coverage.
Forum Talk
What people are saying about this area
- Residents in the Cummer and Tuam areas frequently discuss the peaceful rural lifestyle combined with convenient commuting access to Galway City.
- Local community forums often highlight the charm and potential of traditional rural cottages undergoing energy upgrades via SEAI grants.
- Traffic and road conditions on regional routes toward Tuam and Athenry are occasional topics of discussion among commuters.
- There is active local interest in rural property availability, particularly for homes offering generous site sizes like 0.3 acres.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers an attractive 0.3-acre site with well-maintained grass lawns for children to play, but the two-bedroom, 61 m layout may feel compact for a growing family.
- Teenagers4/10
With only two bedrooms and 61 m of living space, privacy and personal space for teenagers could be limited in this traditional bungalow.
- Multi-generational Living2/10
The limited floor area of 61 m and single-bathroom layout are not well-suited to accommodating multiple generations under one roof.
- Single Buyers8/10
An affordable detached home with a manageable 0.3-acre site, offering a peaceful rural lifestyle for a single buyer looking to get on the property ladder.
- Couples8/10
A charming two-bedroom detached bungalow that provides a cozy and manageable living space for couples wanting a quiet rural retreat.
- Empty Nesters8/10
Single-level bungalow living on a 0.3-acre site makes this an attractive option for empty nesters seeking to downsize to a manageable property.
- Retirees7/10
The single-level layout avoids interior stairs, though buyers should verify if the wet-room style shower and overall access meet long-term accessibility needs as they age.
Work
3 areas- Remote Working7/10
The peaceful rural environment offers a quiet space for a home office, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting6/10
Located roughly 9.7km from Tuam, 20km from Athenry, and under an hour from Galway City, making hybrid commutes feasible by car.
- Retired9/10
A single-story detached cottage on a manageable plot that suits a relaxed, retired lifestyle away from city noise.
Practical
8 areas- Ageing in Place6/10
The single-level bungalow design and wet-room style shower are helpful for mobility, but buyers should verify if further adaptations are needed for long-term accessibility.
- Low Maintenance7/10
With a compact 61 m interior, upkeep is manageable, though buyers should budget for potential upgrades given the G BER rating.
- Secure Gated Entry2/10
The property features an open gravel driveway entrance rather than secure gated entry.
- Minimalist Design6/10
A traditional cottage layout that lends itself to simple living, though storage space is relatively compact.
- Flexible Floor Plans4/10
At 61 m with two fixed bedrooms and a combined kitchen-dining area, the floor plan offers limited flexibility for reconfiguration.
- Heritage Home8/10
A traditional-style rural cottage retaining character features like a solid fuel stove in a timber-surround fireplace.
- Ecological Setup3/10
The property currently holds a G BER rating with an oil-fired system, though it would be eligible for SEAI grant applications to improve energy efficiency.
- Outdoor areas7/10
Set on an attractive 0.3-acre plot with well-maintained grass lawns to the front and rear, providing pleasant private outdoor space.
Interests
9 areas- Gardening8/10
The property comes with an attractive 0.3-acre site featuring well-maintained grass lawns to the front and rear, offering great potential for gardening enthusiasts.
- Walking7/10
The rural surroundings provide quiet local roads suitable for casual walks, though dedicated footpaths are limited.
- Gym2/10
There are no gyms within walking distance, requiring a drive into nearby towns like Tuam or Athenry for fitness facilities.
- Cycling6/10
Quiet country roads offer scenic cycling routes, though traffic speeds and lack of dedicated cycle lanes should be considered.
- Golf5/10
Proximity to golf courses would require traveling towards Tuam or Athenry, as there are no immediate facilities on the doorstep.
- Fishing5/10
Buyers should investigate local angling opportunities in the wider Galway region, as specific local river access is not detailed.
- Horse Riding5/10
The rural setting is pleasant for equestrian pursuits, though buyers should verify local livery yards and riding routes.
- Water Sports1/10
The inland rural location offers no immediate access to lakes suitable for water sports or coastal activities.
- Entertaining5/10
The kitchen-dining area and outdoor lawn space allow for modest gatherings, but the overall 61 m indoor footprint limits large-scale entertaining.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful rural setting at Gortbeg, Cummer, offering a tranquil environment away from urban hustle.
- Rural Living10/10
A traditional-style cottage situated on a 0.3-acre site surrounded by countryside, ideal for authentic rural living.
- Village Living5/10
The location is somewhat remote, positioned approximately 9.7km from Tuam, requiring a drive for everyday village amenities.
- Coastal Living1/10
Located inland in County Galway, far away from any coastal areas or marine activities.
- Urban Living2/10
Situated in a rural countryside location, with Galway City less than an hour's drive away for urban conveniences.
Social
6 areas- Community Involvement6/10
Rural townlands often feature close-knit communities, with active local groups and associations centered around nearby Tuam and Cummer.
- Café Culture3/10
Café options are sparse in the immediate rural townland, requiring a trip into Tuam or Athenry for social dining and café culture.
- Nightlife2/10
The rural setting lacks local nightlife venues, which are instead concentrated in nearby towns and Galway City.
- Health/Wellness groups4/10
Access to local wellness classes or groups will require traveling to nearby population centers.
- Networking Opportunities2/10
Professional networking is minimal in this rural location, requiring travel into larger urban hubs like Galway City.
- Tech-Hub Connectivity3/10
The property is distant from major tech hubs, and buyers should verify the availability of high-speed fibre broadband for tech-dependent work.
Listing information
- Agent
- Pat Callanan Property Sales
- Phone
- 091 844 818
- Published on HouseDelve
- 5 September 2026
- Correction
- Report an issue
HD-EDEA51HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.