Photograph 1 of 19 of Lissadelle, 87 Upper Newcastle, Galway, County Galway
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Lissadelle, 87 Upper Newcastle, Galway, County GalwayH91R89X

€540,000

4 Bed~2 Bath~BER C

What you'll like:

  • Prime University Proximity: The property sits directly opposite the University of Galway, ensuring exceptionally high demand from student renters and academic staff looking for convenience.
  • Substantial Detached Footprint: Featuring four bedrooms and approximately 1,539 square feet of living space, the detached layout provides excellent long-term accommodation potential for families.
  • Dual Aspect Living: The bright, spacious living room benefits from dual-aspect windows, creating an inviting main communal area filled with abundant natural light.
  • Valuable Ground Floor Study: A separate ground-floor study room offers flexible space for remote working, a home office, or quiet study away from main living areas.
  • Convenient Utility Spaces: The dedicated utility room is plumbed and wired for laundry appliances while conveniently incorporating a separate guest toilet on the ground floor.
  • Off Street Parking: The front garden includes a practical carport, providing valuable off-street parking in a busy urban location where parking is at a premium.
  • Private Rear Gardens: The lawned back garden is screened by mature trees, offering pleasant privacy from adjacent neighbors and a quiet outdoor retreat.
  • Extensive Outbuildings: A separate boiler house, substantial block-built shed, and glasshouse provide exceptional extra storage and hobby space for gardening enthusiasts.
  • Mains Gas Heating: The installation of a mains gas central heating system provides a reliable, efficient heat source compared to older oil or electric alternatives.
  • Storage Friendly Attic: The attic space is accessed via a folding folding stair and is partially floored, offering convenient additional storage for household items.
  • Strong Investment Fundamentals: The combination of location, detached status, and layout makes this an outstanding asset for investors seeking robust rental yields.
  • Family Home Potential: With generous room dimensions and private gardens, buyers have a fantastic canvas to create a spacious, personalized long-term family residence.
  • Proximity To Hospital: Being within easy reach of University Hospital Galway enhances the appeal of the location for medical professionals, staff, and tenants.
  • City Center Access: All the essential amenities of Galway city center are within a short distance, ensuring effortless access to shops, dining, and public transport.
  • Established Neighborhood: Upper Newcastle is a highly sought-after residential enclave known for strong property holding values and consistent community demand.
  • Flexible Accommodation Layout: The well-proportioned rooms offer multiple layout options for future remodeling, catering easily to modern open-plan living preferences.
  • Built In Bedroom Storage: Several bedrooms feature built-in wardrobes and convenient sink units, adding practical utility for multi-occupant rental arrangements.
  • Natural Light Throughout: Generous window proportions across both floors ensure the interior feels bright, airy, and welcoming throughout the daylight hours.
  • Garden Privacy Screen: Mature boundary trees successfully shield the rear garden from prying eyes, making the outdoor space feel secluded despite its central setting.
  • Development Upside: The detached structure and plot size offer considerable scope to add value through strategic refurbishment and modernization initiatives.

But keep in mind:

  • Complete Modernization Required: The property requires extensive modernization throughout, meaning buyers must budget significant additional capital for structural and cosmetic upgrades.
  • C Energy Rating: A BER rating of C indicates that energy efficiency is only moderate, and buyers may wish to invest in insulation or heating upgrades.
  • Untested Services Warning: The selling agents explicitly note that no fixtures, fittings, or services have been tested, requiring thorough professional inspection before purchase.
  • Aged Fixtures And Fittings: Kitchen units, bathrooms, and interior finishes appear dated and will likely need total replacement to meet contemporary lifestyle standards.
  • Student Area Congestion: Being directly opposite the university may bring high pedestrian footfall, traffic congestion, and noise during the academic term.
  • Renovation Cost Uncertainty: Undertaking extensive modernization carries financial risks regarding unforeseen building costs, hidden structural defects, and contractor availability delays.
  • Parking Limitations: While a carport is present, overall off-street parking is limited to a single vehicle footprint in a high-demand university parking zone.
  • Sink Units In Bedrooms: Multiple bedrooms feature integrated sink units, which can feel dated and may require plumbing removal if converting to a standard family layout.
  • Single Main Bathroom: Having only one main bathroom plus a guest toilet for four bedrooms may create morning queues and congestion for larger households.
  • Potential Structural Hidden Issues: Older properties requiring complete modernization often conceal damp, outdated wiring, or plumbing faults that demand costly remedial attention.
  • Gardening Upkeep Required: The presence of a glasshouse and mature gardens means ongoing maintenance is required to keep outdoor storage and grounds in good order.
  • Local Planning Restrictions: Buyers planning substantial extensions or structural alterations must navigate local planning guidelines near the university district.
  • Temporary Accommodation Needed: Due to the scale of renovation required, buyers may need to rent elsewhere during construction, adding to overall project costs.
  • Boiler House Maintenance: The separate external boiler house should be inspected for weatherproofing and efficiency, as older heating equipment may need replacement.
  • Shed Condition Verification: The substantial block-built shed should be checked for roof integrity, dampness, and overall structural soundness by a qualified surveyor.
  • Attic Insulation Status: While partially floored for storage, the attic requires professional assessment to ensure adequate modern insulation depth and ventilation.
  • Traffic Noise Exposure: Upper Newcastle is a busy arterial route, meaning potential buyers should inspect the property during peak traffic hours to assess noise levels.
  • Limited Ground Floor Bathing: The only full bathroom is located upstairs, which may be a drawback for residents with mobility considerations or long-term accessibility needs.
  • Window Glazing Standards: Depending on the age of the window frames, buyers should budget for potential double-glazing upgrades to improve thermal and acoustic comfort.
  • Competitive Investor Market: The high concentration of student housing demand in Newcastle can drive competitive bidding from institutional or portfolio investors.

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 somewhat undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued relative to recent higher-priced residential transactions recorded nearby on the same prominent university thoroughfare, considering the detached status and substantial floor area offered.
  • Valuation signals are strongly supported by the prime positioning directly opposite the university, though they are tempered by the clear requirement for comprehensive modernization and renovation works throughout the structure.
  • Strong rental demand from the student and medical sectors could easily support or exceed this asking price, whereas significant hidden renovation costs or structural issues could undermine its market appeal.
  • Relevant market dynamics include the extreme scarcity of detached homes in this specific urban core, which routinely attracts competitive bidding from both astute investors and families seeking long-term convenience.

Build Analysis

What we know from similar construction types

  • The property is a substantial four-bedroom detached home requiring complete modernisation, which presents an opportunity for a buyer to upgrade the structure and finishes to contemporary standards.
  • The layout includes a large dual-aspect living room, kitchen, utility with guest toilet, study, four bedrooms, and a main bathroom, totaling approximately 143 sqm (1,539 sqft).
  • External structures include a separate boiler house, a substantial block-built shed (5.8m x 2.7m), and a glasshouse, which buyers should inspect for structural integrity and dampness.
  • Mains gas central heating is installed, but given the requirement for modernisation, a buyer should investigate the age and efficiency of the boiler and heating distribution system.
  • Buyers should verify the condition of the roof, windows, and insulation levels during a structural survey, as the property dates from an era that may benefit from enhanced thermal upgrading.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 1,800 euro to 2,300 euro.
  • This estimate is based on the C BER rating, a floor area of approximately 143 square meters, and mains gas central heating, though actual costs will depend on individual energy usage and future upgrades.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established residential and academic district, appearing largely free from heavy industrial pollution or active major landfills.
  • Any minor localized environmental risks should be verified through standard property searches and local authority checks.

Flood Safe

8/10

Water overflow reports to follow up

  • The general area does not exhibit high-risk features for widespread coastal or major river flooding, though buyers should consult local flood maps for exact site-specific assessments.
  • Surface water drainage during heavy rainfall should be inspected as part of standard pre-purchase due diligence.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estateExtra effort was used to find nearby sales here

  • GRAFTON HOUSE, 27 UPPER NEWCASTLE, GALWAY

    Sale date
    Declared sale price
    €890,000.00
  • MAC DARA, 1 UPPER NEWCASTLE, GALWAY

    Sale date
    Declared sale price
    €660,000.00

Recent sales in the wider Galway area

  • 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
  • 38 SHANTALLA RD, GALWAY, GALWAY

    Sale date
    Declared sale price
    €317,500.00
  • 9 CUAN NA COILLE, GALWAY, GALWAY

    Sale date
    Declared sale price
    €425,000.00
  • 98 GRATTAN PK, GALWAY, GALWAY

    Sale date
    Declared sale price
    €510,000.00

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 percent of the purchase price up to 1 million euro, equating to 5,400 euro for this property.
  • Solicitor legal fees: generally range from 1,500 euro to 3,000 euro plus outlay and VAT.
  • Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
  • Property valuation fees: typically between 150 euro and 300 euro.
  • Surveyor fees: usually range from 500 euro to 1,200 euro depending on the depth of the survey required.
  • Annual home insurance: estimated between 400 euro and 800 euro per year depending on the policy and coverage level.

Forum Talk

What people are saying about this area

  • Locals frequently discuss the high demand for student accommodation in the Upper Newcastle area due to its close proximity to the University of Galway.
  • Residents often highlight traffic congestion during peak morning and evening commuting hours along Upper Newcastle Road.
  • Community forums note ongoing popularity of the Newcastle neighbourhood for families and medical professionals given its short distance to University Hospital Galway.
  • Discussions in local groups often mention the convenience of walking or cycling to the city centre from this side of town.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features four bedrooms and a private rear garden, offering a great space for young children to play safely. However, the home requires complete modernisation, which buyers with young families should factor into their renovation plans.

    7/10
  • Teenagers

    With four bedrooms and a separate study on the ground floor, there is plenty of room for teenagers to study and have their own space. The convenient location near educational institutions and the city centre also suits growing youths.

    8/10
  • Multi-generational Living

    The generous accommodation and four bedrooms offer good potential for multi-generational living, though the layout is fairly traditional and would likely benefit from reconfiguration to suit independent living arrangements.

    6/10
  • Single Buyers

    A four-bedroom detached home requiring complete modernisation may be overly large and maintenance-heavy for a single buyer, unless they are looking for a significant renovation project or an investment property to let rooms.

    5/10
  • Couples

    Couples looking for a home to make their own will appreciate the spacious rooms and excellent potential. However, the extent of the modernisation required means considerable time and budget will be needed.

    7/10
  • Empty Nesters

    The detached nature and private garden are appealing, but a four-bedroom house with stairs and a need for complete refurbishment might exceed the space requirements of empty nesters looking to downsize.

    6/10
  • Retirees

    While all-day convenience and proximity to the city and hospital are major plus points, the property requires complete modernisation, and retirees should verify whether any specific accessibility adaptations are needed.

    5/10

Work

3 areas
  • Remote Working

    The inclusion of a separate ground floor study provides a dedicated workspace ideal for remote working or home-based professionals.

    7/10
  • Hybrid Commuting

    The highly convenient location near transport links, the university, and the city centre makes hybrid commuting straightforward and manageable.

    8/10
  • Retired

    Proximity to the hospital and city amenities is excellent for retirees, though the extensive modernization works required should be carefully considered.

    6/10

Practical

8 areas
  • Ageing in Place

    While the ground floor study and overall location near healthcare facilities are helpful, the two-storey layout and need for complete modernisation mean modifications would be required for long-term ageing in place.

    5/10
  • Low Maintenance

    The property requires complete modernisation across the board, and interested parties should undertake their own investigation into the condition of the structure and services.

    3/10
  • Secure Gated Entry

    The front garden features an open car port for off-street parking rather than a secure gated entry system.

    4/10
  • Minimalist Design

    The home currently features a traditional, older layout with coving, a gas fireplace with a marble surround, and separate rooms, which contrasts with modern minimalist aesthetics.

    4/10
  • Flexible Floor Plans

    The presence of a large living room, separate kitchen, utility, and a ground floor study offers good potential for reconfiguration during modernisation.

    7/10
  • Heritage Home

    While an established older detached home in a sought-after area, it is not explicitly marketed as a protected heritage structure, though buyers should verify its exact age and status.

    4/10
  • Ecological Setup

    The BER rating is C with a mains gas central heating system, indicating that energy efficiency improvements would be a logical addition during the modernization process.

    5/10
  • Outdoor areas

    Features a front garden with a car port for off-street parking, a private lawned rear garden screened by mature trees, a boiler house, a block-built shed, and a glasshouse.

    7/10

Interests

9 areas
  • Gardening

    The property includes a lawned rear garden with mature trees providing privacy, a boiler house, a block-built shed, and a glasshouse, making it particularly appealing to gardening enthusiasts.

    8/10
  • Walking

    Being within easy reach of the city centre, University Hospital Galway, and local amenities makes walking a very practical and viable way to get around.

    8/10
  • Gym

    The central urban location ensures good access to local fitness facilities, university sports amenities, and wellness clubs nearby.

    7/10
  • Cycling

    The flat urban terrain and short distance to the university and city centre make cycling an efficient and popular transport choice for this area.

    8/10
  • Golf

    While there are golf courses accessible in the broader Galway region, they will generally require a short drive from this central location.

    6/10
  • Fishing

    Galway offers renowned fishing opportunities nearby on the River Corrib, though anglers will need to travel slightly to access the best spots.

    5/10
  • Horse Riding

    Equestrian facilities are typically located further out in the surrounding countryside rather than in this urban university district.

    4/10
  • Water Sports

    Proximity to the River Corrib and Galway Bay offers avenues for water sports enthusiasts, though transport to specific clubs or beaches is required.

    5/10
  • Entertaining

    The property offers a large, bright dual-aspect living room and a private rear garden with mature trees, providing a solid foundation for hosting guests once modernised.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated directly opposite the University of Galway, the immediate area can experience higher activity and traffic levels during academic terms, which may slightly reduce the level of quiet living.

    5/10
  • Rural Living

    This is an urban residential location directly opposite a major university and within reach of the city centre, offering an entirely city-based rather than rural lifestyle.

    2/10
  • Village Living

    Newcastle provides a distinct neighbourhood feel with local amenities within easy reach, giving a community-centric atmosphere despite its close proximity to the city core.

    6/10
  • Coastal Living

    While Galway has strong coastal connections, Upper Newcastle is positioned inland towards the university and hospital rather than directly along the coastline.

    4/10
  • Urban Living

    The location is exceptionally convenient, positioned directly opposite the University of Galway and within easy reach of the city centre, University Hospital Galway, and local amenities.

    9/10

Social

6 areas
  • Community Involvement

    Being part of an established residential and university-adjacent neighbourhood offers good opportunities to engage with local community groups and associations.

    7/10
  • Café Culture

    The property's proximity to the university campus and the city centre places a wide variety of local cafés, eateries, and social spots within easy reach.

    8/10
  • Nightlife

    Galway city centre's vibrant nightlife, pubs, and entertainment venues are easily accessible from this central Newcastle address.

    8/10
  • Health/Wellness groups

    Proximity to University Hospital Galway and university sports complexes ensures great access to healthcare services, fitness classes, and wellness groups.

    8/10
  • Networking Opportunities

    The location directly opposite the University of Galway places professionals and investors close to academic, research, and business networking hubs.

    8/10
  • Tech-Hub Connectivity

    Galway's growing reputation as a regional technology and business hub is easily accessible from this central city location.

    7/10

Listing information

Agent
Colleran Auctioneers
Phone
091 562293
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-32EA92HouseDelve · 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.