Rockville, 94 Salthill Road Lower, Salthill, Galway CityH91NYF9
€750,000
3 Bed~2 Bath~134 m²~BER G
What you'll like:
- Prime Salthill location: Situated in one of Galway's most desirable coastal neighborhoods, providing immense long-term value and desirability for future residents.
- Substantial site size: Occupies a generous circa 0.169-acre plot, offering rare spatial freedom and development potential within a densely built urban area.
- Dual street access: Features convenient front and rear entry points from Salthill Road Lower and Devon Park, greatly enhancing overall accessibility and parking convenience.
- Detached residence layout: Stands as a detached three-bedroom home, ensuring superior privacy and fewer noise issues compared to semi-detached or terraced neighborhood alternatives.
- Walkable coastal lifestyle: Located just a short stroll from Salthill Promenade, local beaches, and the iconic Blackrock Diving Tower for excellent recreational opportunities.
- Proximity to city center: Within comfortable walking distance of Galway City center, major hospitals, and the University of Galway for commuting convenience.
- Charming period features: Retains attractive mid-1940s architectural details including a solid wood staircase, hallway paneling, and Victorian-style ceiling coving.
- Original fireplace details: Includes classic feature bay windows and original fireplaces with solid wood surrounds and tiled insets, adding authentic character.
- Working Aga stove: Equipped with a functional Aga cooker that helps heat the home, offering both rustic charm and practical utility.
- Spacious living areas: Comprises two well-proportioned reception rooms on the ground floor, providing flexible entertaining spaces for growing family needs.
- Generous floor area: Offers approximately 134 square meters of living space over two floors, delivering a solid baseline footprint for future interior layouts.
- Expansive rear garden: Features a private walled rear garden with a strong sense of seclusion, creating a safe sanctuary away from street noise.
- Off-street parking options: Provides ample parking space across the front, side, and rear yards to accommodate multiple vehicles off busy roads.
- Redevelopment potential: Offers massive scope to renovate, extend, or entirely reimagine the structure subject to acquiring the necessary local planning permissions.
- Established local amenities: Surrounded by prominent national and secondary schools, making it an ideal choice for families prioritizing educational access.
- Active sports community: Close proximity to Galway Bay Golf Club, Galway Lawn Tennis Club, and Pearse Stadium supports an active sporting lifestyle.
- Public transport links: Benefits from a daily bus route servicing the area every twenty minutes, ensuring reliable connections into the city core.
- Vibrant dining nearby: Minutes away from the bustling West End and Latin Quarter, offering endless options for local cafes, bars, and dining.
- Solid outbuildings: Includes two block-built exterior structures consisting of a boiler house and a storage shed for practical garden tool management.
- Elevated site positioning: Occupies a slightly elevated plot position on Salthill Road Lower, potentially offering better privacy and exterior drainage properties.
But keep in mind:
- Extremely poor BER rating: Rated G on the Building Energy Rating scale with an inefficient energy footprint requiring urgent comprehensive thermal upgrades.
- High retrofit costs: Bringing the dwelling up to modern energy standards will likely demand substantial capital investment in insulation, windows, and heating systems.
- Outdated heating setup: Relies on an old oil-fired central heating system alongside the Aga, which may necessitate a complete modern plumbing overhaul.
- Required modernization works: The interior requires extensive cosmetic and structural updating to meet contemporary living expectations after decades of steady use.
- Planning permission risks: Any major redevelopment or extension plans remain subject to strict local council planning approvals and zoning regulations.
- Single bathroom facilities: Features only one main bathroom and a separate toilet room for three double bedrooms, creating morning bottlenecks for households.
- Historic building age: Originally constructed in the mid-1940s, meaning buyers should budget for hidden structural issues typical of properties of that vintage.
- Potential asbestos presence: Older building materials used during the mid-twentieth century require professional testing for hazardous substances prior to any renovation work.
- Electrical system age: Wiring standards from the 1940s or subsequent early upgrades likely fail current safety codes, necessitating a full rewiring project.
- Plumbing infrastructure wear: Original piping and fixtures throughout the two-story layout may suffer from corrosion or leaks requiring complete replacement.
- Window efficiency concerns: Existing window fittings may lack double glazing, contributing to the poor energy rating and significant interior drafts.
- Roof condition unknowns: The timber framing and roof coverings should undergo a rigorous independent survey to rule out timber rot or slate degradation.
- Damp and ventilation checks: The presence of older masonry and block-built sheds calls for thorough damp-proofing inspections across lower ground levels.
- Traffic congestion exposure: Salthill Road Lower experiences heavy seasonal and commuter traffic, potentially impacting quiet enjoyment and vehicle egress.
- Boundary clarity verification: Buyers should verify exact folio boundaries and any shared access rights associated with the dual-entry driveway setup.
- Surface water drainage: The large paved and garden areas should be assessed for adequate surface water run-off management to prevent pooling.
- Restricted rear access clearance: The secondary entrance onto Devon Park should be measured to ensure standard vehicle widths can pass comfortably.
- Upkeep of boundary walls: The exterior stone and brick boundary walls show signs of maturity and may require repointing or structural stabilization.
- Boiler house condition: The detached boiler house outbuilding appears aged and may need complete replacement to house a modern heating unit.
- High acquisition premium: The steep initial asking price combined with heavy renovation outlays creates a significant total financial commitment for buyers.
Price positioning
?
- The asking price appears somewhat elevated relative to the baseline condition because the dwelling carries a poor energy rating, meaning substantial capital expenditure will be immediately required to achieve modern efficiency standards before comfortable occupancy.
- Potential overvaluation signals stem from the significant modernization costs and energy upgrades needed for a G-rated structure, which typically discount standard market appeal despite the generous floor area and established address.
- Support for this ambitious pricing strategy comes from the exceptional site dimensions, dual access points, and redevelopment potential in a premier coastal neighborhood where land scarcity often drives robust competitive bidding among buyers.
- External market factors such as localized housing shortages and strong demand for detached footprints with expansion scope could help sustain the asking figure, though extensive renovation requirements might temper ultimate buyer enthusiasm significantly.
Build Analysis
What we know from similar construction types
- Originally constructed in the mid-1940s, the property is a detached residence featuring traditional build characteristics of that era, including solid walls, a timber staircase, original fireplaces, and period joinery.
- The BER rating is G, indicating very poor energy efficiency, high heat loss through walls, windows, and roof, and an urgent need for comprehensive thermal upgrades.
- Heating is currently provided by an oil-fired central heating system alongside a working Aga, which should be inspected for efficiency, compliance, and ongoing serviceability.
- The presence of block-built outbuildings (a boiler house and a storage shed) requires inspection for structural integrity and dampness.
- Given the age of the property, a buyer should investigate potential issues related to older electrical wiring, plumbing, possible dampness, and the presence of older insulation standards.
- The substantial site and dual access points offer future potential for extension, modernization, or redevelopment, subject to securing the relevant planning permissions.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G rating and a floor area of approximately 134 square meters, a comprehensive deep retrofit is estimated to cost between 70,000 and 110,000 euro.
- This work would typically include external wall insulation or internal dry-lining, upgrading roof insulation, replacing single or older double-glazed windows and exterior doors, installing a modern renewable heating system such as a heat pump, and upgrading ventilation and airtightness to achieve a modern, energy-efficient standard.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,000 to €4,500.
- Explanation: Given the poor BER rating of G and a floor area of 134 m², the property has very low energy efficiency, requiring significant energy to heat via oil-fired central heating and an older Aga, meaning higher than average annual energy expenses.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential coastal area with no apparent proximity to major industrial pollution sources or active heavy landfills.
- Any historical or legacy environmental concerns should be independently verified by prospective buyers through local planning and environmental records.
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 Salthill 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 €75,000 based on the 10% rate for properties valued over €1,000,000, or €7,500 for the first €1,000,000 (1% on first €1k, 2% on next €920k, 6% on remainder; for a €750,000 purchase price, stamp duty is typically €23,500 calculated as 1% on the first €1 million? Wait, standard residential rates in Ireland are 1% up to €1 million and 2% above that. For €750,000, stamp duty is €7,500).
- Solicitor legal fees: €1,500 to €3,500 plus outlays and VAT.
- Land registration fees: approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300.
- Surveyor fees: €500 to €1,500 depending on the level of detail and type of survey required for a detached older home.
- Annual home insurance: €400 to €1,000 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss the high demand and prime coastal lifestyle offered by the Salthill area in Galway City.
- Local forums highlight the excellent walkability to the Salthill Promenade, Blackrock Diving Tower, and various local amenities.
- Discussions often focus on the ongoing appeal of older properties in the neighbourhood offering potential for renovation and modernization.
- Proximity to major institutions such as the University of Galway and UCHG is a frequently noted benefit by local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers a secure walled front garden and a substantial private rear garden that children can enjoy, though the home requires modernization and carries a G BER rating, meaning buyers should investigate energy efficiency updates for family comfort.
- Teenagers8/10
Located within walking distance of schools, Galway City, and recreational amenities, teenagers will appreciate the accessibility, space, and proximity to the vibrant seaside and city hubs.
- Multi-generational Living6/10
The substantial 0.169-acre site and large detached structure provide excellent potential for future extension or redevelopment, though the current layout would likely need reconfiguration to comfortably suit multi-generational living.
- Single Buyers6/10
While the location is exceptionally sought-after near the promenade and city, single buyers should factor in the considerable renovation costs and modernization required given the G energy rating.
- Couples8/10
A fantastic coastal location with period features, spacious living rooms, and dual access points, offering couples a wonderful project to create a dream home near cafes and restaurants.
- Empty Nesters7/10
The property provides manageable detached living with lovely gardens in a prime village setting, though prospective buyers should consider the upkeep of a mid-1940s home and its current G BER rating.
- Retirees7/10
Salthill offers fantastic flat-walking distance to local amenities, medical facilities like UCHG, and coastal promenades, making it very appealing for retirees willing to undertake necessary modernization.
Work
3 areas- Remote Working8/10
Spacious rooms and a quiet home environment lend themselves well to home office setups, provided broadband connectivity is verified by the buyer.
- Hybrid Commuting8/10
Conveniently located with a daily bus service every 20 minutes into Galway city centre and easy access to local transport links.
- Retired8/10
An accessible location near healthcare facilities, shops, and coastal walks makes it a very practical choice for retirees.
Practical
8 areas- Ageing in Place6/10
The property features two-storey accommodation with stairs and currently lacks ground-floor bathroom facilities, meaning adaptation would be needed for long-term ageing in place.
- Low Maintenance4/10
As a mid-1940s detached property requiring modernization and holding a G BER rating, substantial maintenance and energy-upgrade works are anticipated.
- Secure Gated Entry6/10
Benefits from a walled front garden and a rear gated entrance onto Devon Park, offering good private boundaries with scope to enhance security.
- Minimalist Design4/10
The home is defined by traditional mid-20th-century proportions and character period features rather than contemporary minimalist architecture.
- Flexible Floor Plans7/10
Offers well-proportioned rooms over two floors with enormous potential to reconfigure or extend subject to planning permission.
- Heritage Home7/10
Retains charming mid-1940s period features including a solid wood staircase, hallway panelling, Victorian-style coving, picture rails, and original fireplaces.
- Ecological Setup4/10
The current G BER rating indicates poor energy efficiency, though the working Aga and oil-fired central heating provide a traditional setup awaiting modern ecological upgrades.
- Outdoor areas9/10
Sits on an expansive 0.169-acre plot featuring a walled front garden, ample off-street parking, and a substantial private rear garden offering excellent seclusion.
Interests
9 areas- Gardening8/10
Features a walled front garden with mature planting and an expansive private rear garden, offering wonderful scope for keen gardeners.
- Walking10/10
The property is within walking distance of the Salthill Promenade, local beaches, Galway City centre, and the University of Galway.
- Gym8/10
Proximity to Galway City and local recreational facilities ensures easy access to fitness centres and health clubs.
- Cycling8/10
Flat coastal routes and proximity to the city centre make cycling a highly viable and popular option around Salthill and Galway.
- Golf8/10
The renowned Galway Bay Golf Club is located close by, offering excellent facilities for golf enthusiasts.
- Fishing7/10
Being right by the coast and close to local waterways provides good opportunities for coastal and regional fishing pursuits.
- Horse Riding5/10
While local equestrian facilities require a short drive out of the immediate urban-coastal center, regional options are accessible.
- Water Sports10/10
With the Blackrock Diving Tower and local beaches right on your doorstep, water sports enthusiasts will find the location ideal.
- Entertaining8/10
The home features two spacious living rooms, a large kitchen with a working Aga, and a substantial private rear garden well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated on a private, walled, slightly elevated site with a secluded rear garden, the property offers a peaceful oasis, although it is located in a vibrant and popular seaside and urban district.
- Rural Living2/10
This is an urban residential and seaside setting in the heart of Salthill and Galway City, far removed from rural isolation.
- Village Living9/10
Positioned right on the doorstep of Salthill Village and Promenade, providing immediate access to local shops, beaches, and community focal points.
- Coastal Living10/10
An exceptional coastal location just a short walk to the iconic Blackrock Diving Tower, beaches, and the Salthill Promenade.
- Urban Living9/10
Galway City, the West End, and the Latin Quarter are minutes away on foot or by car, offering unmatched access to urban culture, dining, and daily bus routes.
Social
6 areas- Community Involvement8/10
Salthill has a strong, active local community with nearby sports clubs like Pearse Stadium and local associations.
- Café Culture9/10
Surrounded by an abundance of cafes, bars, and restaurants in both Salthill Village and Galway's nearby West End and Latin Quarter.
- Nightlife8/10
Minutes away from the vibrant nightlife of Galway City's Latin Quarter and West End venues.
- Health/Wellness groups8/10
Proximity to Galway Lawn Tennis Club, local gyms, and wellness communities centered around the seaside area.
- Networking Opportunities8/10
Close proximity to the University of Galway and the city centre provides strong professional and academic networking avenues.
- Tech-Hub Connectivity7/10
Good access into Galway's commercial and tech hubs, though buyers should verify local fiber broadband speeds for remote tech work.
Listing information
- Agent
- O'Donnellan & Joyce Auctioneers Ltd
- Phone
- 091 564 212
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-1D12E0HouseDelve · 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.