Mirehill, Caherlistrane, GalwayH91X3CT
€597,000
7 Bed~5 Bath~310 m²~BER A
What you'll like:
- Exceptional energy rating: The property achieves an impressive A rating, meaning lower utility bills and superior thermal comfort for prospective buyers.
- Modern heating system: Equipped with a Mitsubishi Ecodan air-to-water heat pump and ground-floor underfloor heating, ensuring efficient and comfortable climate control.
- Generous floor area: Spanning approximately 310 square meters, the main residence provides exceptionally spacious and flexible accommodation for large families.
- Extensive bedroom count: Featuring seven bedrooms in total, the layout effortlessly accommodates multi-generational living arrangements or large visiting parties.
- Multiple bathrooms: With five bathrooms available across both levels, morning routines for large households will experience minimal congestion and maximum convenience.
- Separate self-contained unit: The detached 64 square meter garage incorporates a two-bedroom apartment, offering fantastic potential for guests or rental income.
- Recent construction era: Built between 2017 and 2024, the dwelling benefits from modern building techniques and contemporary design standards throughout.
- Superior insulation standards: Features 150 millimetre insulated cavity walls and PVC triple-glazed windows and doors, significantly reducing heat loss and external noise.
- Bright sunroom addition: A welcoming sunroom with double French doors connects the interior living spaces directly to the surrounding private gardens.
- Quality kitchen finishes: The open-plan kitchen is appointed with bespoke Shaker cabinetry, quartz countertops, and modern appliances for daily culinary use.
- Cozy living areas: The main sitting room features a solid-fuel stove, creating a traditional and warm focal point during colder winter months.
- Substantial site size: Set on approximately 0.23 hectares, the plot offers ample outdoor space for children to play and vehicles to park securely.
- Gated private approach: Access via a gravel driveway and entrance gates enhances security and provides a charming introduction to the country residence.
- Convenient regional access: Positioned just off the N84 national route, the location balances peaceful rural living with easy commuting to nearby towns.
- Proximity to amenities: Headford is approximately 4.8 kilometres away, ensuring local schools, shops, and services remain within a very short driving distance.
- City connectivity: Galway City is roughly 31.6 kilometres distant, allowing residents to easily access major employment hubs and urban cultural amenities.
- Recent price reduction: The asking price was recently lowered by €78,000, signaling potentially motivated sellers and a more attractive entry point for buyers.
- Planning retention secured: Retention permission was recently granted under planning reference 24/60963, providing legal clarity regarding alterations to the garage unit.
- Versatile upper floor: The 117 square meter first floor provides flexible spaces ideal for teenage zones, home-working, or dedicated study areas.
- Robust boundary definition: The property boundaries are secured with a combination of natural stone walls and concrete block walls for longevity.
But keep in mind:
- Substantial asking price: At €597,000, buyers should carefully evaluate local market values to ensure the investment aligns with comparable area sales.
- Group water scheme reliance: Connected to a local group water scheme, buyers must investigate water quality consistency, maintenance fees, and supply reliability.
- Wastewater treatment maintenance: Served by a Tricel wastewater treatment system, purchasers should verify inspection records and ongoing servicing requirements.
- First-floor heating variance: Unlike the ground floor, upper-level rooms utilize standard radiators rather than underfloor heating, which may affect temperature consistency.
- Planning compliance check: Buyers should verify that all internal layouts match the exact specifications approved in recent and historical planning permissions.
- Rural isolation factors: The rural countryside setting requires total reliance on private vehicular transport for daily errands, schools, and commuting.
- Previous price drop context: The significant asking-price reduction of €78,000 warrants due diligence regarding why the initial marketing figure required adjustment.
- Upkeep of extensive grounds: Maintaining a 0.23-hectare plot and gravel driveway will demand regular time, physical effort, and ongoing landscaping expenditure.
- Complex ancillary building: The detached apartment requires verification that its independent services and residential uses comply fully with local planning conditions.
- Upstairs room restrictions: Sloped ceilings and Velux windows on the first floor may limit furniture placement and restrict natural standing headroom in areas.
- Septic tank insurance: Prospective purchasers should commission a professional independent survey on the Tricel wastewater system to avoid future costly repairs.
- Commuting distance reality: A 31.6-kilometre journey to Galway City could involve significant peak-hour travel times depending on regional traffic conditions.
- Future energy tariff changes: Relying heavily on an air-to-water heat pump means electricity price fluctuations will directly impact overall home-running costs.
- Boundary demarcation review: Buyers should check legal folio maps meticulously to confirm that all physical stone and block walls match official property deeds.
- Surface water drainage: Due to rural positioning, purchasers must inspect exterior drainage arrangements to prevent potential pooling during heavy rainfall.
- Broadband speed verification: Remote workers should independently test local fiber or wireless broadband speeds to ensure reliable connectivity for home offices.
- Insurance premium variations: Large detached rural properties with specialized heating systems can sometimes attract higher property insurance premiums.
- Future expansion limits: Given the already substantial 310 square meter footprint, further structural extensions might face stricter local planning scrutiny.
- Maintenance of stone walls: Natural stone boundary walls require periodic specialist repointing and upkeep to prevent weathering and structural degradation.
- Viewing restrictions: Private appointment-only viewings mean buyers must coordinate strictly with the auctioneer, potentially limiting casual follow-up visits.
Price positioning
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- The asking price appears somewhat ambitious relative to broader local transactional evidence, which indicates typical regional sales cluster at lower price points, suggesting the initial listing strategy may have tested the upper limits of buyer willingness.
- Upward valuation signals stem from the exceptionally large floor area of over three hundred square meters, an elite energy rating, and an additional self-contained detached garage apartment offering multi-generational flexibility.
- Support for this valuation relies heavily on sustained demand for high-specification rural housing with modern heat pump technology, while potential oversupply or limited local buyer pools at this price bracket could undermine it.
- The notable seventy-eight thousand euro price reduction recorded during the marketing campaign demonstrates realistic vendor adjustment, aligning the property much closer to prevailing market resistance levels and improving competitiveness.
Build Analysis
What we know from similar construction types
- Constructed between 2017 and 2024, the main residence offers approximately 310 sq.m. of accommodation featuring 150mm insulated cavity walls, cut timber roof with slate, and PVC triple-glazed windows and doors.
- Heating is supplied by a Mitsubishi Ecodan air-to-water heat pump with ground-floor underfloor heating and first-floor radiators, achieving an A-rated BER.
- The property includes a 64 sq.m. detached garage adapted to a self-contained two-bedroom residential unit, noted as having planning retention permission granted in October 2024 (reference 24/60963); buyers should verify compliance conditions associated with this retention.
- Services include a connection to the Kilcoona/Caherlistrane Group Water Scheme and a Tricel wastewater treatment system; buyers should inspect the maintenance records and compliance of the private treatment system.
- The first-floor layout provides extensive additional space and flexibility, and buyers should verify that all internal structural layouts align with original planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,000 to 1,500 euro.
- Explanation: Given the property has an A-rated BER, 150mm insulated cavity walls, triple-glazed windows, and a Mitsubishi Ecodan air-to-water heat pump with underfloor heating, it is exceptionally energy efficient, though the large 310 square metre floor area and additional detached self-contained apartment space will increase overall energy demand.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful rural countryside setting in County Galway, appearing well removed from major industrial plants or waste incinerators.
- Any minor local agricultural or domestic environmental factors should be verified through standard property searches, though no major legacy pollution concerns are apparent.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in a peaceful rural setting in County Galway, well away from major coastal flood zones.
- Official mapping evidence indicates no recorded or highlighted flood risk areas directly impacting the immediate site.
- The modern construction standards, including a raised ground floor level with underfloor heating, provide additional practical resilience against surface water accumulation.
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 Caherlistrane area
CURLAWN, CAHERLISTRANE, GALWAY
- Sale date
- Declared sale price
- €360,000.00
BALLINAPARK, CAHERLISTRANE, CO GALWAY
- Sale date
- Declared sale price
- €195,000.00
MIREHILL, CAHERLISTRANE, GALWAY
- Sale date
- Declared sale price
- €330,000.00
HOLLYBROOK, BUNNASILLAGH, CAHERLISTRANE
- Sale date
- Declared sale price
- €440,000.00
KILDRUM, CAHERLISTRANE, GALWAY
- Sale date
- Declared sale price
- €271,000.00
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: €5,970 — 1% of €597,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for a 310 square metre property.
- Annual home insurance: approximately 600 to 1,200 euro depending on the level of coverage for a detached rural home.
Forum Talk
What people are saying about this area
- Locals in the Caherlistrane and Headford areas frequently discuss the benefits of rural community life combined with convenient access to Galway City.
- Community forums often highlight ongoing investments in local infrastructure, regional connectivity via the N84, and proximity to regional hubs like Headford.
- Residents in rural Galway frequently share tips on energy-efficient upgrades, modern heat pump systems, and private water scheme management.
- Discussion online often centers on the demand for flexible multi-generational housing options and detached ancillary spaces in rural settings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers plenty of indoor and outdoor space for young children to play safely, located in a quiet countryside setting.
- Teenagers9/10
The first floor accommodation and the detached self-contained unit provide exceptional independence for teenagers.
- Multi-generational Living10/10
With seven bedrooms total and a detached 64 sq.m. building with a two-bedroom self-contained unit, this home is exceptionally well suited for multi-generational living.
- Single Buyers3/10
At 310 sq.m. on a 0.57-acre site, this property is vastly oversized and expensive for a single buyer, requiring high maintenance.
- Couples5/10
A couple would have an abundance of space, though it may feel excessive unless they frequently host guests or require extensive home-working areas.
- Empty Nesters6/10
Four ground-floor bedrooms allow for single-level living if needed, but the overall scale remains very large to manage for empty nesters.
- Retirees6/10
Ground-floor bedrooms and bathrooms support accessibility, though the rural location requires driving for all amenities.
Work
3 areas- Remote Working9/10
The substantial floor area and separate self-contained unit provide fantastic options for dedicated home offices or remote working setups.
- Hybrid Commuting5/10
Commuting to Galway City (approx. 31.6 km) or accessing the M6 Motorway is manageable for hybrid workers, though a car is essential.
- Retired7/10
Ground-floor bedrooms and peaceful surroundings suit retirement, provided buyers are comfortable with rural maintenance.
Practical
8 areas- Ageing in Place8/10
Includes four ground-floor bedrooms and accessible bathroom facilities, making it very viable for ageing in place.
- Low Maintenance4/10
A 310 sq.m. residence, 64 sq.m. garage, and 0.57-acre grounds require significant ongoing upkeep.
- Secure Gated Entry7/10
Features a gravel driveway with entrance gates and walled boundaries providing privacy and security.
- Minimalist Design3/10
The property is a substantial, traditional-style detached family home with extensive traditional detailing rather than minimalist architecture.
- Flexible Floor Plans10/10
Exceptional flexibility with a large main residence, separate multi-use rooms, and a detached two-bedroom self-contained unit.
- Heritage Home1/10
Constructed between 2017 and 2024, this is a modern build rather than a period or heritage home.
- Ecological Setup9/10
Benefits from an A-rated BER, Mitsubishi Ecodan air-to-water heat pump, underfloor heating, and triple glazing.
- Outdoor areas8/10
Set on a 0.57-acre plot with a sunroom connecting seamlessly to the garden and surrounding countryside.
Interests
9 areas- Gardening8/10
The 0.57-acre plot provides ample outdoor space and natural boundaries for enthusiastic gardeners to develop.
- Walking7/10
The quiet rural roads around Caherlistrane offer pleasant routes for casual walking.
- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring a drive into nearby towns.
- Cycling6/10
The surrounding country roads are generally quiet for cycling, though national routes like the N84 require caution.
- Golf5/10
Requires a drive to reach the nearest golf courses in the wider Galway or Mayo region.
- Fishing7/10
The general region features notable angling opportunities, given proximity to loughs and rivers in South Mayo and North Galway.
- Horse Riding6/10
The rural setting and quiet local roads can accommodate equestrian interests, subject to local stable availability.
- Water Sports4/10
While not directly on the coast, regional lakes offer some opportunities for water-based activities within driving distance.
- Entertaining10/10
Features an expansive open-plan kitchen, dining area, sunroom, and extensive reception spaces that make it exceptionally well suited for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful rural setting in Caherlistrane, offering a serene and quiet lifestyle.
- Rural Living10/10
Occupies a 0.57-acre site surrounded by the countryside, ideal for authentic rural living.
- Village Living7/10
Headford is approximately 4.8 km away, providing access to local village amenities and services.
- Coastal Living1/10
The property is inland in County Galway with no proximity to the coast.
- Urban Living2/10
Galway City is over 30 km away, offering very little connection to urban environments.
Social
6 areas- Community Involvement7/10
Proximity to Headford allows participation in local community groups, sports clubs, and rural associations.
- Café Culture4/10
Local café options are limited to nearby Headford, with more extensive choices requiring a trip to Galway City.
- Nightlife2/10
Rural location offers virtually no nightlife outside of local country pubs; vibrant nightlife is restricted to Galway City.
- Health/Wellness groups4/10
Formal wellness classes or clubs are likely sparse locally and would require traveling toward larger towns.
- Networking Opportunities3/10
Professional networking is minimal in this rural location unless commuting toward urban tech or business hubs.
- Tech-Hub Connectivity3/10
While remote work from home is well-supported by the house layout, physical proximity to major tech hubs is low.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-D1A87AHouseDelve · Republic of IrelandReport 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.