Photograph 1 of 14 of Park East, Spiddal, Co. Galway
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Park East, Spiddal, Co. GalwayH91T22K

€425,000

2 Bed~1 Bath~120 m²~BER C

What you'll like:

  • Generous plot size: The property sits on a private 0.75-acre plot, offering substantial outdoor space and long-term privacy compared to standard suburban developments in the surrounding area.
  • Idyllic coastal location: Nestled along a quiet boreen just off the Coast Road, the setting delivers a peaceful lifestyle while remaining close to Spiddal and Furbo villages.
  • Charming detached profile: Offering a detached structure on a generous site, buyers gain independence without the shared party walls typical of denser housing stock.
  • Substantial floor area: Spanning approximately 120 square metres, the residence provides a comfortable footprint for a two-bedroom layout designed with simplicity and ease of maintenance.
  • Bright interior layout: The home features a bright and light-filled internal configuration, enhanced by a generous open-plan living area and a dual-aspect kitchen-dining space.
  • Solid-fuel stove feature: The main living space includes a solid-fuel stove, adding a traditional focal point and efficient supplementary heating potential for colder weather.
  • Outdoor garden connection: Double French doors in the kitchen-dining area open directly onto untamed greenery, seamlessly connecting indoor living spaces with the rugged Connemara landscape.
  • Attic conversion potential: A substantial attic spanning the entire home offers exciting future potential to create extra bedrooms or functional space, subject to planning permission.
  • Private gated frontage: The property is accessed via a winding driveway bordered by traditional stone walls behind a gated frontage, enhancing security and seclusion.
  • Family-friendly locale: Situated in a friendly and safe community setting, the house is well-suited for a permanent private owner-occupier family seeking a quiet environment.
  • Direct city access: The location benefits from direct access to Galway City via the nearby Coast Road, balancing rural tranquility with practical urban commuter convenience.
  • Stable asking price: The recorded asking price has remained stable at €425,000 without erratic fluctuations, suggesting a straightforward and consistent vendor pricing strategy from the outset.
  • Exclusive planning zone: Located within a highly privileged planning zone, the property benefits from long-term protection against unwanted future development in the immediate vicinity.
  • Traditional boundary walls: Beautiful traditional stone walls border the driveway and plot, contributing authentic local character and established landscaping features to the grounds.
  • Wild natural gardens: The rear land is left wild to mirror the natural Connemara surroundings, reducing ongoing formal gardening demands while preserving local ecology.
  • Practical rear hallway: A dedicated rear hallway provides a functional transition zone, helping to keep the main open-plan living and dining areas organized and tidy.
  • Clear layout geometry: The single-storey design avoids complex vertical stair arrangements, making it inherently accessible and appealing for various life stages and demographics.
  • Established local amenities: Proximity to local coastal villages ensures residents can easily access community shops, schools, and cultural amenities without extensive travel times.
  • Secure long-term hold: Due to its unique site characteristics and planning environment, the asset represents a uniquely secure long-term investment for discerning buyers.
  • Untapped value creation: The combination of a large attic and generous plot allows new owners to add significant value over time through tasteful modernization and expansion.

But keep in mind:

  • Limited current bedroom count: Despite a substantial overall floor area, the house currently offers only two bedrooms, which may require an expensive attic conversion to suit larger families.
  • Single bathroom constraint: The entire 120 square metre residence is served by just one family bathroom, creating potential morning bottlenecks for occupants and visiting guests.
  • C-grade energy rating: The BER rating sits at C, which indicates that energy efficiency is average and heating costs could be higher than desirable without future upgrades.
  • Renovation capital required: Realizing the full potential of the attic space will require significant capital expenditure, professional architectural services, and successful planning permission applications.
  • Boreen access maintenance: Access via a quiet boreen means the approach road may be narrow, unadopted, or require shared maintenance responsibilities among local users.
  • Wild landscaping upkeep: While the wild rear land mirrors local scenery, buyers who prefer manicured lawns or productive gardens will need to invest considerable effort into clearing.
  • Potential damp exposure: The coastal Connemara environment experiences high rainfall and salt air, meaning exterior finishes and windows require more frequent maintenance to prevent wear.
  • Unverified exact floor plans: Listing particulars note that floor plans and furniture dimensions are approximate and generated via app technology, so buyers must verify actual square footage.
  • Planning permission uncertainties: Any future expansion into the large attic space remains subject to local planning constraints, meaning added capacity cannot be guaranteed without formal approval.
  • Distance from major hubs: While accessible via the Coast Road, daily commuting into Galway City from this coastal pocket can experience seasonal traffic bottlenecks during peak tourist periods.
  • Solid fuel reliance: The primary living area depends partly on a solid-fuel stove for cozy heating, which involves ongoing fuel sourcing, storage, and manual operational effort.
  • Limited transport alternatives: The rural boreen setting is heavily car-dependent, offering minimal immediate access to frequent public transport networks for non-driving household members.
  • High baseline asking price: At €425,000 for a two-bedroom layout, the initial capital outlay is substantial on a per-bedroom basis, placing pressure on future resale values.
  • Potential insulation deficits: A C-rated building of this style may lack modern high-performance insulation in floors and roof spaces, necessitating invasive thermal retrofit works.
  • Sewer and water checks: Buyers must diligently verify whether the property relies on a private septic tank system or local group water schemes, which carry maintenance duties.
  • Boundary clarity due diligence: The exact legal boundaries along the winding driveway and wild 0.75-acre plot should be carefully inspected by a solicitor against the folio maps.
  • Local market liquidity: Properties of this specific niche and price point in coastal pockets often have specialized buyer pools, potentially leading to longer selling timelines.
  • Heating system efficiency: Buyers should investigate the age and efficiency of the primary central heating system to ensure it adequately warms the 120 square metre footprint.
  • Surface water drainage: Given the local terrain and untamed rear land, buyers should verify that surface water drains effectively away from the foundations during heavy storms.
  • Future local development: While situated in a privileged zone, local county development plans should still be reviewed for any potential infrastructure changes along the coastal corridor.

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 overvalued compared with the available evidence.
  • The asking price of four hundred twenty five thousand euros appears positioned above the typical baseline for a two-bedroom rural coastal dwelling of this size, reflecting a premium for its private plot, restrictive local planning controls, and scenic setting.
  • Valuation signals supporting the higher asking figure include the substantial one hundred twenty square metre floor area, generous seventy-five acre grounds, and potential for attic conversion, though the two-bedroom configuration represents a relatively low room count for the square footage.
  • Factors that could support such a price include strong demand for coastal seclusion near Galway City and secure long-term planning protection, whereas elements that could undermine it involve the limited number of bedrooms and potential renovation outlays required to maximise living space.
  • Additional relevant considerations include the stable asking price history since initial listing without recorded reductions, suggesting seller confidence in local market demand despite varying benchmarks observed across the wider rural regional area.

Build Analysis

What we know from similar construction types

  • The property is a detached residence spanning approximately 120 square metres on a private 0.75-acre plot, featuring traditional stone boundary walls and a winding driveway.
  • The listing notes a substantial attic spanning the entire home which offers potential for conversion into extra bedrooms, subject to planning permission (STPP). A buyer should investigate the structural capacity of the roof space and consult with an engineer regarding the feasibility and costs of any future conversion.
  • Given its rural setting along a boreen near the coast, a buyer should verify wastewater treatment arrangements (such as septic tank registration and condition) and the source of water supply.
  • Planning compliance and restrictions within the privileged planning zone should be independently verified by a solicitor to ensure all existing structures comply with local regulations.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
  • Explanation: With a C energy rating and a floor area of 120 square metres, the property relies on standard heating supplemented by a solid-fuel stove, meaning actual costs will vary based on occupant usage and fuel choices.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a rural coastal setting away from major industrial zones, heavy manufacturing, or large-scale waste facilities.
  • Any minor localized environmental risks or historical land uses should be independently verified during standard conveyancing checks.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is located along a quiet boreen just off the Coast Road in Spiddal, a coastal setting where local topography and elevation relative to the sea are key factors in assessing overall maritime flood exposure.
  • Official mapping indicates that the dwelling sits outside currently identified flood zones, suggesting a favorable distance from known recurring flood paths in the immediate area.
  • While coastal locations inherently carry some degree of exposure to extreme weather events, the absence of nearby mapped hazards points to a lower relative vulnerability for this specific site.
Supporting evidence: Low

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • PARK EAST, SPIDDAL, GALWAY

    Sale date
    Declared sale price
    €265,000.00

Recent sales in the wider Spiddal area

  • SHEEAUN, SPIDDAL, CO GALWAY

    Sale date
    Declared sale price
    €50,000.00
  • BAILE ARD, SPIDDAL, CO. GALWAY.

    Sale date
    Declared sale price
    €330,000.00
  • SALAHOONA, SPIDDAL, GALWAY

    Sale date
    Declared sale price
    €405,000.00
  • BAILE NA TSLEIBHE, SPIDDAL, CO GALWAY

    Sale date
    Declared sale price
    €872,000.00
  • BALLYWILLIAM, SPIDDAL, CO. GALWAY

    Sale date
    Declared sale price
    €150,000.00

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: €4,250 — 1% of €425,000.
    ?
    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 euro to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
  • Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required for the detached 120 square metre structure.
  • Annual home insurance: approximately 400 euro to 800 euro depending on the policy level and coastal location factors.

Forum Talk

What people are saying about this area

  • Residents in the Spiddal and Furbo areas frequently highlight the tranquil, coastal lifestyle and strong sense of community on local forums.
  • Community discussions often emphasize the convenience of the Coast Road for commuting to Galway City while maintaining a peaceful rural setting.
  • Local groups note that properties along quiet boreens in the Connemara region offer exceptional privacy and long-term protection from overdevelopment.
  • Property buyers in the surrounding Co. Galway area often discuss the potential of expanding older or simpler detached homes by converting attic spaces, subject to planning permission.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features a safe, private 0.75-acre plot with gated frontage and is located in a family-friendly locale close to Spiddal and Furbo villages, though buyers should verify if outdoor areas require child-proofing given the wild landscape.

    7/10
  • Teenagers

    There are two good double bedrooms and a substantial attic with potential to create extra bedrooms subject to planning permission, providing room for growing teenagers.

    6/10
  • Multi-generational Living

    While the 120 square metre single-level footprint offers manageable living, it currently provides only two bedrooms and one bathroom, meaning multi-generational expansion would rely heavily on converting the attic space.

    5/10
  • Single Buyers

    Offering a detached coastal haven with long-term privacy, it represents a secure investment at the asking price of 425000 euros, though the location is somewhat remote for urban single buyers.

    6/10
  • Couples

    The bright open-plan living area, solid-fuel stove, and dual-aspect kitchen-dining space opening onto French doors make it ideal for couples seeking a peaceful rural retreat.

    8/10
  • Empty Nesters

    The single-level layout with two bedrooms and low-maintenance intentions suits empty nesters looking to downsize to a quiet coastal setting.

    8/10
  • Retirees

    The peaceful surroundings, gated frontage, and single-level main accommodation facilitate easier living, though buyers should verify accessibility features for later years.

    8/10

Work

3 areas
  • Remote Working

    The quiet, private setting is conducive to home-based work, though buyers should verify local broadband speeds and connectivity.

    8/10
  • Hybrid Commuting

    Direct access to Galway City via the Coast Road facilitates hybrid commuting arrangements for professionals.

    6/10
  • Retired

    The peaceful, private environment with single-level primary accommodation is well-suited for retirement living.

    9/10

Practical

8 areas
  • Ageing in Place

    The single-floor layout of the main rooms supports ageing in place, though buyers should verify bathroom accessibility features.

    7/10
  • Low Maintenance

    The intentional simplicity of the design and wild rear land keep exterior upkeep relatively straightforward.

    7/10
  • Secure Gated Entry

    The property benefits from a gated frontage and a winding driveway bordered by traditional stone walls for privacy.

    8/10
  • Minimalist Design

    Designed with intentional simplicity, the house features no loud or intrusive elements and blends quietly with the countryside.

    8/10
  • Flexible Floor Plans

    The bright open-plan layout is complemented by a substantial attic spanning the entire home with potential for conversion subject to planning permission.

    7/10
  • Heritage Home

    While it incorporates traditional stone walls and a rural aesthetic, it is a contemporary detached residence rather than a historic heritage home.

    4/10
  • Ecological Setup

    The natural surroundings and wild rear land harmonize with the local Connemara ecosystem, though specific eco-technologies should be verified against the C energy rating.

    6/10
  • Outdoor areas

    Set on a private plot of 0.75 acres with traditional stone walls, dual-aspect French doors, and rugged green surroundings.

    9/10

Interests

9 areas
  • Gardening

    The 0.75-acre plot features traditional stone walls and green surroundings, though much of the rear land is left wild to mirror the landscape.

    7/10
  • Walking

    The coastal location and quiet boreen setting provide immediate opportunities for scenic walks along the local roads and coastline.

    8/10
  • Gym

    There are no dedicated gym facilities on site, and buyers should verify the distance to the nearest commercial fitness centres.

    3/10
  • Cycling

    The proximity to the Coast Road offers cycling routes, though narrow local boreens require caution with traffic.

    7/10
  • Golf

    Golf enthusiasts will need to investigate the travel time to the nearest courses in the Galway region.

    5/10
  • Fishing

    The coastal location near Spiddal provides favorable access to marine and local angling opportunities.

    8/10
  • Horse Riding

    The rural Connemara setting and acreage offer a suitable backdrop for equestrian interests, subject to setting up appropriate facilities.

    6/10
  • Water Sports

    Being situated near the coast in Spiddal makes this a practical base for various water sports enthusiasts.

    8/10
  • Entertaining

    The open-plan living and kitchen-dining area with double French doors opening to the garden provides a pleasant space for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Nestled along a quiet boreen just off the Coast Road on a private plot with traditional stone walls, the property offers exceptional peace and quiet.

    10/10
  • Rural Living

    Set within a rugged Connemara landscape with 0.75 acres of private green surroundings and wild rear land, it delivers an authentic rural experience.

    9/10
  • Village Living

    The location benefits from close proximity to both Spiddal and Furbo villages for local community interaction and amenities.

    7/10
  • Coastal Living

    Described as a coastal haven situated just off the Coast Road, it provides a strong connection to the maritime environment of County Galway.

    9/10
  • Urban Living

    The rural setting is distant from major city centres, though direct access to Galway City is available via the Coast Road.

    3/10

Social

6 areas
  • Community Involvement

    Proximity to Spiddal and Furbo villages encourages participation in local community life and events.

    7/10
  • Café Culture

    Local villages offer regional cafes, though vibrant urban café culture requires travel toward Galway City.

    6/10
  • Nightlife

    The tranquil rural setting lacks immediate nightlife options, which are primarily concentrated in Galway City.

    3/10
  • Health/Wellness groups

    Buyers should investigate local community centers or village facilities for wellness classes and groups.

    5/10
  • Networking Opportunities

    The property's rural isolation provides very limited local professional networking prospects.

    3/10
  • Tech-Hub Connectivity

    While remote work is viable in terms of environment, actual tech-hub connectivity relies on local digital infrastructure which should be verified.

    4/10

Listing information

Agent
O'Donnellan & Joyce Auctioneers Ltd
Phone
091 564 212
Current status
active
Published on HouseDelve
4 November 2026
Correction
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Property reference: HD-A7B4EFHouseDelve · 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.