Mincloon, Rahoon, GalwayH91D7WY
€650,000
4 Bed~2 Bath~168 m²
What you'll like:
- Generous site size: The property sits on approximately 0.57 acres of mature grounds, offering a high degree of privacy and substantial outdoor space for a family to enjoy.
- South facing garden: The orientation of the rear garden maximizes natural sunlight throughout the day, which significantly enhances the brightness of the outdoor patio and interior living spaces.
- Split level layout: The architectural design includes an impressive double-height living room with striking ceilings and gallery views, providing unique character and a fantastic focal point for entertaining.
- Ground floor bedrooms: Having two spacious double bedrooms and a shower room on the ground floor offers excellent versatility and convenience for multi-generational living or anyone avoiding stairs.
- Modern condenser boiler: A newly installed condenser boiler in 2025 ensures improved home heating efficiency and reduces immediate utility upgrade costs for the incoming buyer.
- Detached double garage: The large detached double-height garage provides exceptional external storage and offers immense future potential for a workshop or conversion, subject to acquiring the proper planning permissions.
- Peaceful tree-lined setting: Tucked away along a quiet avenue just off Rahoon Road, the home delivers a tranquil countryside atmosphere while remaining exceptionally close to all urban amenities.
- Mature established landscaping: The grounds feature established trees and a tarmac drive, creating an appealing and private suburban sanctuary right from the moment you arrive at the property.
- Balanced bedroom configuration: The four double bedrooms are evenly split across two levels, offering functional separation and privacy for growing families or those who frequently host overnight guests.
- Convenient city access: The location strikes a rare balance by offering a peaceful residential retreat while keeping Galway City Centre easily accessible via a short drive for daily commuting.
- Proximity to amenities: Major shopping centres, reputable primary and secondary schools, and vital transport links are all located within a short drive of the front door.
- Versatile study area: The upstairs layout incorporates a functional study space that accesses the twin bedroom, creating an ideal homework station or quiet reading corner away from the main living areas.
- Abundant natural light: Large picture windows on the gable end and roof windows flood the split-level spaces with sunshine, ensuring a bright and welcoming ambiance throughout the daytime hours.
- Cosy sitting room: The welcoming front sitting room features a tiled floor and a charming antique-style round solid fuel stove, creating a wonderful snug environment for winter evenings.
- Dedicated laundry room: Having a separate laundry room off the kitchen keeps noisy appliances out of the main cooking area and provides practical utility storage for busy households.
- Family bathroom features: The upstairs main bathroom includes a relaxing corner bath, offering a luxurious feature for families with young children or those who enjoy unwinding after a long day.
- Built in wardrobes: The ground floor bedrooms include convenient built-in storage solutions, maximizing usable floor space and saving the buyer money on fitted furniture installations.
- Private tarmac driveway: The robust driveway provides ample off-street parking for multiple vehicles, ensuring convenience for residents and visitors arriving at the suburban residence.
- Solid fuel fireplace: The expansive main living room includes a traditional fireplace to complement the oil-fired central heating, adding a cozy focal point during colder months.
- Custom owner-built heritage: Designed and built by its current owners circa 1980, the property reflects a thoughtful layout crafted with long-term family living and durability in mind.
But keep in mind:
- Missing BER rating: The energy rating for the dwelling was not provided, meaning the buyer must investigate thermal efficiency and potential insulation upgrade costs prior to bidding.
- Age of construction: Built circa 1980, the property may require ongoing maintenance and potential electrical or plumbing updates to bring older structural elements up to modern living standards.
- Planning permission checks: Buyers should verify if the original 1980 construction and any subsequent internal modifications fully comply with local planning regulations and building control standards.
- Septic tank verification: Given the peaceful setting in Mincloon, buyers must inspect whether the property relies on a private septic tank system and confirm its current condition and compliance.
- Private well confirmation: The buyer should investigate whether the home uses a private well water supply and arrange for comprehensive water quality and pressure testing before finalizing the purchase.
- Garage conversion limits: While the double-height garage offers great potential, buyers must remember that any future conversion into habitable space strictly requires obtaining local planning permission.
- Roof window maintenance: The roof windows in the double-height ceiling and dormer spaces require careful inspection for potential seal degradation, weathering, or future leak risks over time.
- Staircase configuration: The split-level design incorporates internal steps between rooms, which may present mobility challenges or fall hazards for toddlers and elderly family members.
- Gallery noise transfer: The open gallery upstairs overlooking the main living room can allow sound to travel easily throughout the house, potentially reducing acoustic privacy between levels.
- Upstairs bedroom access: The second upstairs twin room is accessed directly through a study area, which creates a somewhat unusual layout that reduces privacy for occupants in that bedroom.
- Oil heating dependency: The property relies on an oil-fired central heating system, requiring the buyer to budget for regular fuel deliveries and ongoing oil boiler servicing.
- Boundary line verification: The buyer's legal representative should carefully check the title maps to confirm that the exact boundaries of the 0.57-acre site match the physical fencing on site.
- Insulation standards check: Because the house dates back to the 1980s, the buyer should commission a thorough survey to assess wall and attic insulation levels and avoid high heating bills.
- Surface water drainage: Given the large garden and tarmac driveway, the buyer should check how surface water run-off is managed to prevent pooling near the building foundations.
- Window glazing age: The extensive glazing throughout the house should be professionally inspected to ensure double-glazed units have not failed or lost their thermal insulation properties over time.
- Chimney flue condition: The solid fuel stove and open fireplace require a professional chimney sweep and structural inspection to ensure flues are safe for regular winter usage.
- Proximity to rural roads: Situated just off Rahoon Road, buyers should observe local traffic patterns during peak commuting hours to understand potential congestion on nearby access routes.
- Floor plan approximations: The marketing floor plans are marked as approximate and for illustrative purposes only, meaning buyers must verify actual room dimensions independently during a viewing.
- Future expansion costs: While the large site offers scope for extensions, buyers must factor in significant architectural, engineering, and construction expenses when planning any major home modifications.
- Lack of property type details: The specific official property classification is not detailed in the listing, so buyers should confirm exact local property tax bandings and registration details.
Price positioning
?
- The asking price appears somewhat overvalued because it sits comfortably above typical nearby transaction figures for the broader neighbourhood, reflecting a premium for its generous plot size and detached garage space.
- Signals pointing towards an elevated valuation include the substantial floor area of one hundred and sixty-eight square metres, mature private grounds, and the unique split-level architectural layout offering flexible family accommodation.
- Such a pricing strategy could be supported by strong demand for substantial suburban homes near city amenities, but might be undermined by potential modernization costs given the nineteen-eighties construction era and missing energy rating details.
- Additional relevant market factors involve the ongoing scarcity of large detached properties with significant outdoor space in close proximity to major urban centres and local educational and retail infrastructure.
Build Analysis
What we know from similar construction types
- The property is a split-level dormer bungalow originally built circa 1980, featuring a timber gallery and double-height ceiling over the main living room which provides significant natural light and a unique architectural layout.
- A new oil-fired condenser boiler was installed in 2025, which should improve the immediate heating efficiency of the home.
- Buyers should investigate the structural integrity, insulation levels, and single- or double-glazing status of a 1980s build, as these factors heavily influence thermal performance and comfort.
- The presence of a detached, double-height garage offers potential for alternative uses, though buyers should verify that any past or intended modifications comply with local planning regulations and building control standards.
- Given the rural-to-suburban fringe location in Rahoon, buyers should check the private water and drainage arrangements (such as septic tank or local mains connectivity) as well as boundary lines across the 0.57-acre site.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,000 to 2,800 euro.
- This estimate accounts for the 168 square meter floor area, the presence of oil fired central heating with a new condenser boiler installed in 2025, and the split-level dormer layout which may require additional energy to warm effectively given the unprovided BER rating.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly residential and agricultural setting in Mincloon, appearing well removed from major heavy industrial zones or active waste-to-energy incinerators.
- No notable legacy industrial pollution or active landfill sites are documented in the immediate vicinity, though standard local environmental checks are recommended.
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 Rahoon area
46 BUN A CHNOIC, RAHOON, GALWAY
- Sale date
- Declared sale price
- €470,000.00
52 GLEN DARA, RAHOON, GALWAY
- Sale date
- Declared sale price
- €371,000.00
68 GLEANN DARA, RAHOON, GALWAY
- Sale date
- Declared sale price
- €381,000.00
PETERSVILLE, LETTERAGH, RAHOON
- Sale date
- Declared sale price
- €550,000.00
100A CNOC AN OIR, RAHOON, CO GALWAY
- Sale date
- Declared sale price
- €275,000.00
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 to 2 percent of the purchase price, translating to roughly 6,500 to 13,000 euro.
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,000 euro for a detailed structural survey.
- Annual home insurance: approximately 400 to 800 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents in the Rahoon and Mincloon areas frequently discuss the balance between peaceful countryside living and close proximity to Galway city amenities.
- Local community discussions often highlight traffic flow and school run congestion along connecting routes into Galway during peak hours.
- Homeowners in the wider area frequently note the appeal of mature, private sites and tree-lined settings similar to the local environment.
- Discussions regarding local development emphasize maintaining the semi-rural character while accommodating growing housing demand.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The generous 0.57-acre site and secure enclosed outdoor spaces provide a wonderful environment for young children to play safely.
- Teenagers8/10
With four double bedrooms and distinct living zones, including a split-level layout and study area, teenagers will appreciate having their own independent spaces.
- Multi-generational Living7/10
The availability of ground-floor double bedrooms and a separate shower room makes this home well-suited for elderly relatives or multi-generational arrangements.
- Single Buyers5/10
At 168 square metres with extensive gardens and a detached double-height garage, maintenance demands might be high for a single occupant.
- Couples8/10
Offers generous space, mature private grounds, and a peaceful setting while remaining within a short drive of city amenities, ideal for couples.
- Empty Nesters7/10
Ground-floor bedrooms offer a degree of future-proofing, though the extensive grounds and detached garage require ongoing upkeep.
- Retirees7/10
The peaceful setting and ground-floor bedroom options support retirement living, though buyers should verify accessibility and maintenance requirements.
Work
3 areas- Remote Working8/10
Includes dedicated study spaces and versatile rooms that can easily function as home offices, though broadband speeds should be verified.
- Hybrid Commuting7/10
Conveniently positioned for short drives to Galway City Centre and transport links, making hybrid commuting manageable.
- Retired7/10
Quiet surroundings and ground-floor bedroom flexibility cater well to retirees, subject to personal maintenance preferences.
Practical
8 areas- Ageing in Place7/10
Ground floor features two double bedrooms and a shower room, reducing stair reliance, though some threshold adaptations might be considered.
- Low Maintenance4/10
A 0.57-acre site, mature gardens, and a detached double-height garage require active upkeep and property management.
- Secure Gated Entry4/10
Features a private tarmac drive and mature boundary trees, though buyers should verify if formal gated security is installed.
- Minimalist Design4/10
The property showcases traditional 1980s dormer bungalow character with split-level rooms, antique-style stoves, and pitched ceilings rather than stark minimalism.
- Flexible Floor Plans8/10
The split-level layout with dual double bedrooms on both levels, a gallery, and a study area provides excellent layout flexibility.
- Heritage Home5/10
Built circa 1980, it possesses established architectural character from that era but is not a protected period or heritage structure.
- Ecological Setup6/10
Benefits from a new oil-fired condenser boiler installed in 2025, though buyers should investigate further energy-efficiency upgrades.
- Outdoor areas9/10
Features a generous south-facing rear garden, paved patio, mature trees, tarmac driveway, and a large detached double-height garage.
Interests
9 areas- Gardening9/10
The expansive 0.57-acre site featuring established trees, generous lawned gardens, and paved paths offers exceptional potential for keen gardeners.
- Walking7/10
The mature, tree-lined avenue provides a pleasant local setting for walks, with wider amenities a short drive away.
- Gym5/10
No dedicated home gym is built-in, though the detached double-height garage offers ample space to set up a home fitness area.
- Cycling6/10
The residential setting provides access to local roads for cycling, though proximity to major cycling infrastructure should be verified.
- Golf6/10
Positioned within reach of Galway's amenities, offering reasonable access to regional golf courses.
- Fishing5/10
Proximity to local waterways depends on specific regional angling spots, though the general Galway area offers options.
- Horse Riding6/10
The generous site size and rural-feeling environs suit equestrian enthusiasts who can trailer horses to nearby facilities.
- Water Sports5/10
While Galway has coastal and river amenities, water sports require travel to specific marine or lake locations.
- Entertaining9/10
An impressive split-level living room, large kitchen/dining area, and extensive south-facing patio and gardens make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Tucked away along a mature, tree-lined avenue in a peaceful setting, this property offers a high degree of privacy and tranquility.
- Rural Living7/10
Features mature grounds, extensive lawns, and a countryside ambiance while remaining conveniently close to the city.
- Village Living6/10
Provides a private retreat setting with local conveniences a short drive away, balancing seclusion with community access.
- Coastal Living3/10
The location is inland in Rahoon, Galway, offering little immediate proximity to coastal amenities.
- Urban Living6/10
Strikes a balance by offering a countryside feel while keeping Galway City Centre easily accessible.
Social
6 areas- Community Involvement6/10
Located in an established residential pocket with access to local community groups via nearby Galway suburbs.
- Café Culture6/10
Requires a short drive into Galway City Centre or nearby commercial hubs to access vibrant café scenes.
- Nightlife5/10
The immediate setting is very peaceful and residential, requiring travel into the city centre for nightlife options.
- Health/Wellness groups6/10
Proximity to the city ensures various fitness, pilates & stretching, and wellness clubs are within a reasonable driving distance.
- Networking Opportunities5/10
Professional networking is best pursued by heading into Galway's commercial and tech hubs.
- Tech-Hub Connectivity6/10
Reasonably accessible to Galway's employment and technology centers, though buyers should verify local fibre broadband availability.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-4D4893HouseDelve · 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.