Mirehill, Caherlistrane, GalwayH91X3CT
€675,000
7 Bed~5 Bath~310 m²~BER A
What you'll like:
- Exceptional Energy Rating: The property achieves a top-tier BER A rating, which indicates outstanding thermal performance that will significantly reduce your monthly heating bills and overall energy consumption.
- Advanced Heating System: Equipped with a Mitsubishi Ecodan air-to-water heat pump delivering modern underfloor heating on the ground floor, ensuring luxurious and even warmth throughout the main living areas.
- Superior Triple Glazing: Fitted with PVC triple-glazed windows and exterior doors throughout, providing exceptional acoustic insulation against outside noise and superior thermal retention during colder winter months.
- Substantial Floor Area: The main residence offers an expansive 310 square metres of thoughtfully designed living space over two floors, providing more than enough room for a large or growing family.
- Generous Site Extent: Set on approximately 0.23 hectares of private rural land, giving you a very manageable 0.57-acre garden plot with plenty of outdoor space for recreation and gardening.
- Extensive Bedroom Count: Features a total of seven bedrooms across the main dwelling, offering incredible layout flexibility for large families, regular guests, or dedicated home-working spaces.
- Multiple Bathroom Facilities: Includes five well-appointed bathrooms distributed across both floors, eliminating morning queues and providing excellent privacy and convenience for every household member and visitor.
- Detached Garage Building: Benefits from a substantial 64 square metre detached garage structure, offering vast additional storage capacity or practical workspace options for hobbies and projects.
- Self-Contained Apartment: The detached garage incorporates a two-bedroom self-contained residential unit, providing a fantastic setup for independent living options, visiting relatives, or auxiliary accommodation.
- Recent Construction Era: Built between 2017 and 2024, meaning buyers will benefit from modern construction techniques, contemporary electrical wiring, and minimal immediate maintenance or refurbishment requirements.
- Modern Insulation Standards: Built with 150mm insulated cavity walls and modern roof construction, ensuring the home retains heat efficiently and meets rigorous contemporary building regulation standards.
- Bright Sunroom Addition: Includes a welcoming sunroom with double French doors connecting directly to the garden, creating a brilliant secondary living space flooded with natural daytime sunlight.
- Open Plan Living: Features an impressive open-plan kitchen and dining area complete with bespoke Shaker cabinetry and quartz countertops, forming the true social heart of the modern family home.
- Cosy Living Room Focal: The primary sitting room includes a practical solid-fuel stove, offering a warm and inviting atmosphere for family evenings during the cooler autumn and winter months.
- Ground Floor Accessibility: Four generous bedrooms are located on the ground floor alongside multiple bathrooms, making the primary living level highly accessible for buyers with reduced mobility needs.
- First Floor Versatility: The upstairs level spans 117 square metres with its own reception zones and bedrooms, creating a private wing ideal for older children or independent household members.
- Group Water Connection: Connected to the Kilcoona and Caherlistrane Group Water Scheme, providing a reliable local water supply infrastructure right to the boundary of the rural property.
- Private Wastewater System: Served by a dedicated Tricel wastewater treatment system installed on-site, offering a modern and self-contained solution for domestic sewage management without municipal sewer fees.
- Convenient Local Access: Positioned just off the N84 national route and the L6131, ensuring a peaceful rural countryside lifestyle without sacrificing quick and easy driving access to nearby towns.
- Proximity to Amenities: Located approximately 4.8 kilometres from Headford, giving you very rapid access to local schools, shops, and everyday community services within a short five-minute drive.
- City Commuting Options: Galway City is situated roughly 31.6 kilometres away, making daily commuting or occasional leisure trips into the major urban centre quite achievable for working professionals.
- Transport Links Nearby: Offers straightforward connectivity to the M6 Motorway and Ireland West Airport Knock, making national travel and international flight connections remarkably convenient for frequent flyers.
- Secure Site Boundaries: The rectangular site boundaries are defined by a mix of natural stone walls and concrete block walls, providing robust physical security and clear property demarcation.
- Attractive Approach: Features a gravel driveway with dedicated entrance gates that create a charming and private country-style arrival experience as you approach the main front entrance.
But keep in mind:
- Planning Compliance Verification: The buyer should verify that all aspects of the main house construction completed between 2017 and 2024 fully comply with original planning permissions granted by the local authority.
- Apartment Planning History: While retention was granted under reference 24/60963 for garage alterations, the buyer's solicitor must inspect these specific planning conditions to ensure full legal compliance for residential use.
- Rental Income Regulations: If intending to let the self-contained garage apartment, the buyer should investigate local planning restrictions regarding short-term or long-term rental use in rural residential zones.
- Group Water Scheme Costs: The buyer should inquire about ongoing annual maintenance fees, water quality testing records, and supply reliability associated with the local Kilcoona and Caherlistrane Group Water Scheme.
- Wastewater Maintenance Records: A thorough professional inspection of the Tricel wastewater treatment system should be commissioned to confirm its current operational condition and service history compliance.
- First Floor Heating Efficiency: Ground-floor heating relies on underfloor loops while the first floor uses standard radiators, so the buyer should check if this hybrid setup maintains uniform comfort upstairs.
- Rural Road Safety: Situated just off the N84 national route via a local road, meaning the buyer should observe peak-time traffic speeds and junction safety when exiting the property onto the main road.
- Septic Sludge Removal: The buyer must factor in regular operational costs and tanker access requirements for periodic sludge removal and servicing of the private on-site wastewater treatment plant.
- Open-Plan Acoustic Levels: The expansive open-plan kitchen, dining, and reception zones with hard flooring finishes may produce higher ambient noise levels, which the buyer should consider for family quiet times.
- Large Footprint Upkeep: Managing 310 square metres of main house accommodation plus a 64 square metre garage requires significant ongoing cleaning, maintenance, and utility management efforts from the homeowner.
- Surface Water Drainage: The buyer should inspect the gravel driveway and surrounding ground grading to ensure effective surface water run-off management and prevent pooling near the building foundations.
- Air Source Heat Pump Noise: Although modern units are relatively quiet, the buyer should check the exact outdoor placement of the Mitsubishi Ecodan heat pump to ensure it does not create audible disturbance near bedroom windows.
- Rural Broadband Speeds: Given the peaceful countryside setting, the buyer should verify the availability of high-speed fibre broadband connections to support remote working or heavy internet usage.
- Local Authority Charges: The buyer should confirm current local property tax banding and council charges applicable to a substantial rural residence and detached secondary accommodation unit in County Galway.
- Boundary Demarcation Check: The buyer's solicitor and surveyor should carefully check the physical stone and concrete block boundary walls against the official land registry folio map to ensure zero encroachments.
- Ventilation and Condensation: With modern airtight construction featuring triple glazing and high insulation, the buyer should check that mechanical ventilation systems are functioning properly to prevent indoor condensation risks.
- Roof Structure Inspection: The cut timber roof finished with felt and slate should be professionally surveyed to ensure proper attic ventilation and complete weatherproofing across both the main house and garage.
- Private Vehicle Reliance: The rural location lacks immediate pedestrian footpath access to urban amenities, meaning household members will be entirely reliant on private cars for daily transport needs.
- Future Expansion Limits: Due to existing development on the 0.57-acre site including a large garage, the buyer should check if future structural extensions would face strict local planning restrictions.
- Insurance Premium Quotes: The buyer should obtain buildings and contents insurance quotes early in the process, as insuring a non-standard property with a self-contained unit and heat pump may carry specific underwriting terms.
Price positioning
?
- The asking price appears heavily overvalued when compared against historical transactions in the immediate local rural market where standard properties achieve significantly lower price points.
- Upward valuation signals stem from the exceptional modern scale offering over three hundred square meters of main residence floor area, top tier energy efficiency, and a separate self-contained apartment.
- Such a premium price point could be supported by the inclusion of high specification construction and versatile multi-generational accommodation, though it risks testing the ceiling of rural buyer demand.
- Additional relevant factors include the substantial detached garage building, extensive site grounds, and proximity to regional hubs, which altogether justify a notable premium over standard rural houses.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence constructed between 2017 and 2024, offering the advantages of a modern build such as high energy efficiency, 150mm insulated cavity walls, PVC triple-glazed windows and doors, and a Mitsubishi Ecodan air-to-water heat pump system with ground-floor underfloor heating.
- The main residence spans approximately 310 sq.m over two floors, complemented by a 64 sq.m detached garage that incorporates a self-contained two-bedroom apartment.
- Planning retention permission for alterations and works on the garage apartment was granted on 28 October 2024 under planning reference 24/60963, and buyers should verify that all conditions of this retention have been fully met.
- The property relies on a group water scheme (Kilcoona/Caherlistrane) and a private Tricel wastewater treatment system, meaning a buyer should have the private treatment system inspected for compliance, capacity, and operational condition.
- Buyers should also verify the first-floor layout and its permitted use, ensuring all internal works comply with local planning regulations and building control standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the property holds an exceptional A energy rating, features 150mm insulated cavity walls, triple-glazed windows and doors, and is serviced by a modern Mitsubishi Ecodan air-to-water heat pump with underfloor heating, the thermal efficiency is very high, keeping annual heating and hot water demands modest despite the substantial floor area of approximately 310 square metres plus the detached garage unit.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural agricultural setting in County Galway, well away from major industrial estates, heavy manufacturing, or large waste incinerators.
- There are no apparent nearby large-scale legacy landfills or major industrial pollution concerns reported for this immediate rural townland, though local agricultural runoff is typical of rural areas and should be independently verified.
Flood Safe
8/10Water overflow reports to follow up
- The property sits on an elevated rural site served by modern construction standards, including a dedicated proprietary wastewater treatment system.
- While general flood safety appears favorable given the rural inland topography, prospective buyers should verify local drainage conditions and review regional flood maps for any localized pluvial or seasonal groundwater risks.
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
- Stamp duty: approximately €13,500 based on the asking price.
- Solicitor legal fees: estimated between €2,000 and €4,000 plus VAT and outlays.
- Land registration fees: roughly €600 to €800 for property and registry deeds.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: estimated between €500 and €1,200 depending on the level of detailed structural survey required.
- Annual home insurance: roughly €600 to €1,000 depending on the policy level and cover for outbuildings.
Forum Talk
What people are saying about this area
- Local residents in the Caherlistrane and Headford areas frequently discuss community events, GAA club updates, and local school activities on regional forums.
- Traffic updates regarding commutes along the N84 towards Galway City are a common topic of discussion among rural commuters.
- Community groups often share information regarding local water scheme maintenance and rural infrastructural developments.
- There is general ongoing discussion online regarding rural housing design standards and planning permissions in County Galway.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property provides plenty of indoor space and secure grounds for young children to play, though the rural location means travel is required for schools and amenities.
- Teenagers9/10
The substantial detached layout, including separate first-floor accommodation and a detached self-contained unit, gives teenagers exceptional privacy and independence.
- Multi-generational Living10/10
With 7 bedrooms, a large main house, and a detached 64 sq.m. garage with a self-contained two-bedroom apartment, this property is ideally suited for multi-generational living.
- Single Buyers3/10
A 7-bedroom detached home on 0.57 acres is likely far too large and high-maintenance for a single buyer unless they specifically require extensive workspace.
- Couples6/10
Couples will enjoy the generous space and high-end energy efficiency, though maintaining a 310 sq.m. home and large grounds might feel excessive without a family.
- Empty Nesters6/10
While the single-level ground-floor bedrooms offer good long-term flexibility, the overall scale of the property and rural garden maintenance are quite substantial for empty nesters.
- Retirees7/10
Features like ground-floor bedrooms, modern air-to-water underfloor heating, and an A-rated BER make daily living comfortable, though the rural setting requires driving for daily needs.
Work
3 areas- Remote Working10/10
The presence of a separate 2-bedroom self-contained apartment, numerous bedrooms, and dedicated study spaces provide outstanding setups for remote working.
- Hybrid Commuting6/10
While Galway City and the M6 Motorway are accessible, a 31.6 km distance to the city means hybrid commuting involves regular driving.
- Retired8/10
The ground-floor bedroom and bathroom configuration supports retirement living well, provided occupants are comfortable managing a larger rural home.
Practical
8 areas- Ageing in Place8/10
Four ground-floor bedrooms and accessible bathroom facilities make it very feasible to age in place on the ground level.
- Low Maintenance5/10
Modern construction (2017-2024), triple glazing, and an A-rated BER mean low upkeep for the building fabric, though 0.57 acres of grounds require ongoing garden maintenance.
- Secure Gated Entry7/10
The property features a gravel driveway with entrance gates and boundaries defined by natural stone and block walls.
- Minimalist Design4/10
The property is a substantial, traditional-style country residence with detailed finishes rather than a stark minimalist build.
- Flexible Floor Plans10/10
Offering 310 sq.m in the main house with 7 bedrooms and a separate 64 sq.m 2-bedroom apartment, the layout flexibility is remarkable.
- Heritage Home1/10
Constructed between 2017 and 2024, this is a modern, highly energy-efficient build rather than a period or heritage home.
- Ecological Setup9/10
Equipped with an A-rated BER, 150mm insulated cavity walls, triple glazing, and a Mitsubishi Ecodan air-to-water heat pump with underfloor heating.
- Outdoor areas9/10
Set on a 0.57-acre site with a bright sunroom connecting directly to the garden, plus a detached garage and secure boundaries.
Interests
9 areas- Gardening8/10
The 0.57-acre rectangular site offers ample outdoor space for enthusiastic gardeners to develop lawns, flower beds, or vegetable patches.
- Walking7/10
The surrounding peaceful country roads provide good opportunities for daily walks, though paths are limited.
- Gym2/10
There are no commercial gyms within walking distance, requiring a drive to nearby towns for fitness facilities.
- Cycling7/10
The quiet rural roads around Caherlistrane are generally suitable for recreational cycling, though regional roads can be busy.
- Golf5/10
Proximity to local courses depends on travel, but the wider Galway region offers access to several golf clubs.
- Fishing6/10
The surrounding region in County Galway is known for its lakes and rivers, offering decent opportunities for fishing enthusiasts.
- Horse Riding7/10
The rural setting and outbuilding potential could suit equestrian interests, though buyers should verify local stabling facilities.
- Water Sports3/10
While located in County Galway, the immediate inland location is not close to major water sports hubs without traveling further toward Lough Corrib or the coast.
- Entertaining10/10
An open-plan kitchen and dining area, a sunroom opening to the garden, and extensive reception spaces make this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set in a peaceful rural location in Caherlistrane on approximately 0.57 acres, the property offers a very quiet and private living environment.
- Rural Living10/10
Positioned in the countryside just off the N84, surrounded by natural stone and block walls and open fields, this is a quintessential rural property.
- Village Living7/10
Headford is just 4.8 km away, providing convenient access to local village amenities and services.
- Coastal Living1/10
The property is located inland in County Galway with no proximity to the coast.
- Urban Living3/10
Galway City is over 30 km away, so urban conveniences and city amenities require a significant commute.
Social
6 areas- Community Involvement7/10
Rural communities near Headford and Caherlistrane offer active local associations, clubs, and community events to join.
- Café Culture4/10
Local café options are limited to nearby Headford, requiring travel for a wider variety of social coffee spots.
- Nightlife2/10
The immediate area is strictly rural and quiet, with vibrant nightlife restricted to Galway City.
- Health/Wellness groups5/10
Local classes and wellness groups can be found in nearby towns, but rural options directly outside the door are minimal.
- Networking Opportunities3/10
Professional networking is heavily concentrated in Galway City rather than the immediate rural surrounds.
- Tech-Hub Connectivity4/10
While the home is excellent for remote tech work, physical proximity to tech hubs is limited, making internet speed verification essential.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-D1A87AHouseDelve · 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.