Residence at Carrowbrowne, GalwayH91RYP8
€750,000
4 Bed~3 Bath~BER A
What you'll like:
- Top energy rating: The impressive A rating indicates exceptional energy efficiency, which helps to significantly reduce monthly utility bills while maintaining a comfortable indoor climate year-round.
- Modern heating systems: Advanced geothermal heat pump technology provides eco-friendly climate control, offering reliable and cost-effective heating performance throughout the spacious residence.
- Underfloor warmth: Integrated underfloor heating across the home ensures an even distribution of heat, eliminating cold spots and maximizing usable wall space in every room.
- Fresh air circulation: A dedicated heat recovery ventilation system continuously supplies filtered fresh air while retaining heat, promoting a healthier indoor environment for your family.
- Solid construction quality: The inclusion of a concrete first floor significantly improves sound insulation between levels and adds robust structural stability to the entire building.
- Multiple living spaces: A versatile selection of rooms includes a front living room, a family room, a sunroom, and a playroom, accommodating diverse lifestyle and entertaining needs.
- Bespoke kitchen design: The generous kitchen and dining area features customized cabinetry, a central island, and a dual fuel range cooker, making it a functional hub for culinary activities.
- Bright sunroom extension: Overlooking the private gardens, the sunroom provides a serene spot to relax in natural light during all seasons of the year.
- Dual fuel cooking: The high-end Rangemaster dual fuel range cooker offers professional-grade cooking capabilities that will delight home chefs and frequent entertainers.
- Efficient secondary heating: A cozy wood pellet stove in the family room provides an attractive, renewable, and efficient alternative heat source for chilly evenings.
- Convenient gas fireplace: The living room features a clean-burning coal-effect gas fire, offering instant ambiance and warmth at the flip of a switch.
- Substantial bedroom sizes: Four well-proportioned upstairs bedrooms feature built-in wardrobes and wooden flooring, providing ample personal space and storage for family members.
- Master en-suite convenience: The primary bedroom includes a private en-suite bathroom, offering a dedicated and comfortable retreat away from the busy household areas.
- Shared bathroom facilities: Bedrooms two and three benefit from a practical Jack and Jill shower room, reducing morning queues and enhancing daily household efficiency.
- Family bathroom features: A well-appointed main bathroom complete with a bathtub and a separate shower caters easily to the varying needs of a bustling family.
- Ample utility space: A dedicated utility room equipped with built-in cupboards and a guest WC keeps laundry tasks separate from the main living areas.
- Extensive storage options: The landing includes a large walk-in cupboard with shelving and rails, supplemented by convenient pull-down ladder access to the attic space.
- Mature landscaped grounds: The property is set within beautifully maintained gardens featuring lawns, mature trees, shrubs, and hedging that ensure a high degree of privacy.
- Detached garage building: A large detached garage equipped with a roller door and its own WC provides exceptional extra storage, workshop space, or potential hobby utility.
- Desirable location balance: Situated on a quiet country lane near Menlo, the home offers rural peace and privacy while remaining only a short drive from Galway City.
But keep in mind:
- High market entry: The asking price of seven hundred fifty thousand euros represents a significant capital investment, requiring careful evaluation of local property market values and long-term appreciation potential.
- Untested mechanical systems: The selling agents explicitly note that fixtures, fittings, and services have not been tested, meaning buyers must arrange independent professional inspections before purchase.
- Floor area omission: Official floor area measurements are missing from the primary listing details, making it essential to verify exact square footage independently through precise architectural surveys.
- Property type ambiguity: The specific legal classification and property type are not explicitly detailed, requiring legal counsel to confirm zoning, title boundaries, and planning compliance details.
- Complex heating maintenance: Advanced systems like geothermal heat pumps and heat recovery ventilation require specialized technician maintenance, which can entail higher ongoing servicing costs if faults occur.
- Rural septic reliance: Buyers should verify whether the property relies on a private septic tank or public sewerage, as private systems demand regular desludging and environmental compliance checks.
- Private water supply check: It is important to investigate whether the home is serviced by public mains water or a private well, which would necessitate regular water quality testing.
- Boundary fence verification: The extensive mature gardens and driveway require careful legal inspection of title maps to ensure all boundary fencing aligns precisely with official folio records.
- Garage planning status: Buyers should inspect local authority planning files to confirm that the detached garage and its internal WC were fully authorized with proper retention if needed.
- Commuter traffic patterns: Although close to Galway City, the Headford Road area can experience heavy commuter congestion during peak morning and evening rush hours.
- Proximity considerations: Prospective owners should investigate potential future local development plans along the Headford Road corridor that might alter the current quiet rural lane ambiance.
- Ventilation filter costs: The heat recovery ventilation system requires periodic filter replacements to function efficiently, adding a minor but continuous maintenance task for homeowners.
- Wood pellet logistics: Operating the family room wood pellet stove requires regular purchasing, hauling, and dry storage of heavy pellet fuel bags throughout the winter months.
- Gas tank location check: If the gas fire relies on an external LPG cylinder or tank, buyers must check supply agreements, refill logistics, and safety certification compliance.
- Attic conversion limits: While the attic features pull-down ladder access, buyers should assess structural truss configurations before assuming the space is suitable for future habitable conversion.
- Driveway surface upkeep: The generous gravel or paved driveway extending around the house will require periodic weed control, grading, or resurfacing to maintain its pristine appearance.
- En-suite ventilation check: Buyers should inspect all bathrooms and en-suites to ensure mechanical extractor fans are fully operational and preventing potential moisture retention issues.
- Window seal inspection: The numerous windows and sliding patio doors in the sunroom and kitchen should be checked for thermal seal integrity to prevent future condensation buildup.
- External lighting assessment: The listing notes security cameras and an alarm, but buyers should test all security hardware and exterior lighting to ensure full perimeter coverage.
- BER verification audit: Although an A rating is advertised, buyers should independently inspect the detailed BER assessment report to understand the exact energy assumptions and component efficiencies.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional averages because modern energy efficiency and extensive floor space carry a notable premium in the current housing market.
- Signals supporting potential overvaluation include the significant cost adjustments typically commanded by high energy ratings, premium fixtures, and detached suburban styling near major employment hubs.
- Factors that could support this price point involve strong buyer demand for turnkey properties featuring contemporary amenities, while limited local housing supply might undermine downward price pressures significantly.
- Additional considerations encompass the long-term energy savings provided by advanced heating technologies and the strategic convenience of maintaining close proximity to urban infrastructure without sacrificing privacy.
Build Analysis
What we know from similar construction types
- The property boasts an A-rated BER, indicating high energy efficiency, supported by modern features such as a ground-to-water geothermal heat pump, underfloor heating, heat recovery ventilation, and a concrete first floor.
- Potential buyers should verify the operational status and maintenance history of the advanced heating and ventilation systems, including the geothermal heat pump, wood pellet stove, and gas fire.
- Given the rural or semi-rural lane setting in Carrowbrowne, a buyer should investigate local services such as wastewater treatment compliance, private water supply (if applicable), and broadband connectivity.
- The inclusion of a detached garage with a WC provides versatile storage, but buyers should check that planning permission and building compliance are fully in order for this structure.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the exceptional A rating and features like a geothermal heat pump or wood pellet stove, energy efficiency is very high, though exact costs will depend on household usage and energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a quiet rural and semi-rural setting near Menlo, appearing well removed from major industrial plants or waste incinerator facilities.
- Buyers should verify local records regarding any historical land use or nearby legacy activities as part of standard pre-purchase due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The setting sits on elevated or well-drained inland lands around the Carrowbrowne and Headford Road area, which generally indicates a lower susceptibility to widespread coastal or river flooding.
- As with any property in a rural or semi-rural locale, purchasers are advised to consult detailed local flood risk maps and carry out environmental searches.
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 local area
No verified results were found for this group in the previous five years.
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 €7,500 based on the 1% rate for residential properties up to €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: around €600 to €800 for property registration and deeds.
- Property valuation fees: typically between €150 and €300 for mortgage purposes.
- Surveyor fees: estimated at €500 to €1,200 depending on the depth of the structural survey.
- Annual home insurance: roughly €500 to €1,000 depending on the chosen level of buildings and contents coverage.
Forum Talk
What people are saying about this area
- Residents in the Carrowbrowne and Menlo areas frequently discuss the balance between peaceful countryside living and proximity to Galway City conveniences.
- Local community forums often highlight the convenience of the Headford Road for commuting into Galway while maintaining a quiet rural atmosphere.
- Discussions regarding the surrounding areas often note ongoing local infrastructural developments and traffic management along arterial routes into the city.
- Neighbourhood feedback emphasises the appeal of mature residential settings near Menlo for families seeking spacious detached homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four bedrooms, a dedicated playroom/study, and secure enclosed mature gardens, this home is exceptionally well-suited for young families looking for space and safety.
- Teenagers8/10
The generous living spaces, multiple reception rooms including a separate family room and living room, and well-sized bedrooms offer teenagers plenty of personal space.
- Multi-generational Living7/10
The substantial layout provides good separation of space, and the detached garage offers potential versatility, though there is no ground-floor bedroom suite shown on the plans.
- Single Buyers5/10
At this price point and scale, the property is generally aimed at families or established buyers rather than single individuals starting out.
- Couples8/10
Couples looking for a spacious, high-spec modern home with room to grow will find the A-rated efficiency and mature setting highly attractive.
- Empty Nesters7/10
The high energy rating and luxurious master suite make it comfortable for empty nesters, though the extensive gardens and 4-bedroom scale may involve more maintenance than desired.
- Retirees6/10
While the single-level flow on the ground floor is convenient, the property is in a quiet country lane setting which may require driving for daily amenities as one ages.
Work
3 areas- Remote Working9/10
Features a dedicated playroom/study and excellent layout options to create a quiet, comfortable home office environment.
- Hybrid Commuting8/10
Conveniently positioned a short distance off the Headford Road, allowing for an efficient commute into Galway City.
- Retired7/10
Offers an A-rated, energy-efficient, and comfortable home for retirement, though upkeep of the extensive gardens should be considered.
Practical
8 areas- Ageing in Place6/10
The ground floor includes reception spaces and a guest WC, but the lack of a ground-floor ensuite bedroom means modifications would be needed for long-term ageing in place.
- Low Maintenance8/10
As an A-rated modern home featuring geothermal heating and heat recovery ventilation, maintenance of the building fabric should be minimal, though the large gardens require upkeep.
- Secure Gated Entry8/10
Features a gated entrance opening onto a generous private driveway, complemented by an alarm and security camera system.
- Minimalist Design6/10
The property features traditional touches such as ceiling coving, bespoke fitted cabinetry, and a pitched sunroom roof rather than stark minimalism.
- Flexible Floor Plans8/10
The layout provides excellent flexibility with multiple reception rooms, a sunroom, a study/playroom, and a large detached garage.
- Heritage Home1/10
This is a modern, high-specification A-rated construction rather than a period or heritage property.
- Ecological Setup10/10
Boasts an exceptional ecological and energy-efficient setup featuring an A-rating, geothermal heat pump, underfloor heating, wood pellet stove, and heat recovery ventilation.
- Outdoor areas9/10
Set on beautifully landscaped mature gardens with lawns, mature trees, hedging, and a spacious detached garage with a WC.
Interests
9 areas- Gardening9/10
Features beautifully landscaped and mature gardens with lawns, mature trees, shrubs, and hedging, offering a wonderful canvas for gardening enthusiasts.
- Walking8/10
The quiet country lane setting is ideal for leisurely walks and enjoying the surrounding countryside near Menlo.
- Gym5/10
There is no built-in home gym specified, though the detached garage provides ample space to set up a private home fitness area.
- Cycling7/10
Quiet country lanes provide pleasant cycling routes, though access towards main roads into the city should be navigated with care.
- Golf7/10
Galway's surrounding golf facilities and courses are within a convenient driving distance from this location.
- Fishing7/10
Proximity to the River Corrib and Galway region offers good opportunities for local angling and fishing enthusiasts.
- Horse Riding6/10
The rural Galway setting is traditionally favorable for equestrian interests, with various riding stables located in the wider county.
- Water Sports6/10
Proximity to Galway Bay and the River Corrib allows for reasonable access to sailing, kayaking, and other water activities.
- Entertaining9/10
The expansive kitchen/dining room, adjoining sunroom, and lovely outdoor patio areas make this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Superbly positioned on a quiet country lane close to Menlo, offering exceptional peace, privacy, and tranquility.
- Rural Living9/10
Delivers an authentic country living experience with mature trees, hedging, and landscaped gardens while remaining close to the city.
- Village Living7/10
The nearby Menlo area provides a charming local community feel while offering close proximity to urban conveniences.
- Coastal Living5/10
While located in County Galway, the immediate setting is inland country rather than coastal, though Galway's waters are within easy reach.
- Urban Living6/10
Provides the best of both worlds by combining a rural retreat with close and convenient access to Galway City.
Social
6 areas- Community Involvement7/10
Proximity to Menlo and local Galway communities offers good opportunities to engage in local groups and activities.
- Café Culture6/10
While the immediate area is quiet and rural, a short drive brings you to the vibrant café scene of Galway City.
- Nightlife6/10
The peaceful rural setting ensures quiet nights at home, with Galway City's renowned nightlife easily accessible by car.
- Health/Wellness groups7/10
Easy access to Galway City ensures a wide variety of fitness classes, wellness centres, and sports clubs are within reach.
- Networking Opportunities6/10
Professional networking is best pursued in nearby Galway City, as the immediate location is strictly residential and rural.
- Tech-Hub Connectivity7/10
Galway City hosts a thriving tech and business hub that is easily reachable for hybrid workers and professionals.
Listing information
- Agent
- Mullery Auctioneers Ltd
- Phone
- 091 567 275
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-C22FEFHouseDelve · 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.