Rockwood, Claregalway, Co. GalwayH91HY7A
€1,250,000
5 Bed~4 Bath~331 m²~BER B2
What you'll like:
- Substantial floor area: Offering a massive 331 square metres of interior space, this expansive residence provides incredible room for large families, multi-generational living, or hosting guests comfortably.
- Efficient energy rating: Achieving a strong B2 BER rating ensures the home is reasonably energy-efficient, which should translate to lower heating bills and enhanced living comfort throughout the year.
- Dual-living capability: The inclusion of an adjoining three-bedroom guesthouse with its own separate entrance offers fantastic potential for rental income, independent family members, or a home-based business office.
- Soundproof concrete floors: Both the ground and first floors are constructed with concrete and feature underfloor heating, delivering superior acoustic insulation between levels and luxurious warmth underfoot.
- High-end joinery finishes: The interior boasts solid walnut internal doors and custom timber flooring, showcasing a level of material quality and craftsmanship that elevates the overall aesthetic appeal significantly.
- Scandinavian glazing units: Fitted with respected Vrøgum external windows and doors, the property benefits from premium craftsmanship designed for robust weather resistance and excellent thermal retention qualities.
- Stunning double-height living: The magnificent central living room features expansive floor-to-ceiling windows and a gallery landing, creating a dramatic and light-filled focal point for daily family life and entertaining.
- Gourmet kitchen setup: Equipped with a gas-fired Stanley stove, quartz countertops, central island, and premium appliances, this kitchen is perfectly tailored for enthusiastic cooks and social gatherings.
- Dedicated entertainment spaces: A professionally fitted games room featuring a slate-bed pool table and custom bar counter provides an exceptional dedicated area for hosting friends and family celebrations.
- Master suite luxury: The primary bedroom includes a private balcony, a spacious walk-in wardrobe, and a high-specification en-suite bathroom with dual sinks and a powerful walk-in shower.
- Extensive attic conversion: The fully finished attic space comes equipped with flooring, lighting, and Velux windows, providing valuable full-height storage or versatile bonus zones for various hobbies.
- Integrated home technology: Features include a central comms cabinet with CAT5 cabling routed to main rooms, high-speed fibre broadband, and an integrated vacuum plumbing system ready for hardware installation.
- Secure property access: The entrance is secured by electric gates, while a large private driveway splitting around the front offers ample off-street parking for multiple vehicles securely.
- Versatile garage spaces: A spacious attached garage with direct interior access and an additional detached rear garden garage provide outstanding security, vehicle storage, and workshop possibilities.
- Recently refreshed condition: The entire property has been fully repainted both internally and externally within the past two years, reducing immediate maintenance burdens for the incoming buyer.
- Private landscaped grounds: Surrounded by beautifully manicured gardens and mature hedging, the outdoor spaces provide a wonderful sense of privacy and secure environments for children or pets.
- Secluded courtyard area: A sheltered rear courtyard enclosed by the building on three sides creates a wonderful sun trap for private outdoor dining and secure daytime recreation.
- Stable asking price: Recorded price history shows the asking price has remained stable at €1,250,000 without erratic fluctuations, suggesting a confident seller with a firm valuation strategy.
- Generous bedroom count: With five bedrooms in the main residence and an additional three in the annexe, the property comfortably accommodates large households without feeling cramped.
- Quiet countryside setting: Located in Rockwood, Claregalway, the residence offers a tranquil semi-rural lifestyle while maintaining convenient access to local amenities and regional transport routes.
But keep in mind:
- High capital commitment: At an asking price of €1,250,000, the property demands significant financial outlay, requiring buyers to carefully verify their mortgage approvals and overall investment risk exposure.
- Incomplete central vacuum: Although the house is plumbed for an integrated vacuum system, the actual hardware unit is missing, meaning the buyer must incur extra expenses to complete the installation.
- Guesthouse legal compliance: Buyers should thoroughly verify that the three-bedroom annexe possesses all necessary planning permissions and building regulations for separate residential use or rental purposes.
- Substantial maintenance footprint: The immense 331 square metre floor area and extensive landscaped grounds will demand high ongoing cleaning, heating, and gardening efforts or considerable professional maintenance costs.
- Potential heating complexities: Underfloor heating across two concrete floors paired with large double-height ceilings can result in sluggish temperature adjustments and high energy demands if not properly zoned.
- Stove emissions regulations: The multiple solid fuel stoves installed in the living areas should be checked by a professional to ensure compliance with modern local air quality and emission standards.
- Hidden attic regulations: Buyers must investigate whether the expansive converted attic space complies fully with current building regulations for habitable use or if it is strictly classified as storage.
- High property tax bracket: A large luxury home of this monetary value and size will likely attract significant local property taxes, adding to the regular cost of homeownership.
- Annexe utility separation: Prospective purchasers need to confirm whether electricity, heating, and water supplies for the guesthouse are independently metered or tied into the main house systems.
- Complex glazing maintenance: Premium Scandinavian timber windows require regular staining or painting upkeep to prevent weather degradation, particularly given the property's exposed rural environment.
- Septic tank verification: Due to its rural Claregalway location, buyers must commission a thorough inspection of the private sewage treatment system to ensure compliance and avoid costly replacements.
- Water supply checks: It is vital to verify whether the property relies on a private well or mains water supply, and to test water pressure and quality during the pre-purchase survey.
- Broadband speed reality: While fibre broadband is listed as available, buyers should independently test the actual connection speeds delivered to the specific rural address before finalising contracts.
- Alarm system currency: The Phonewatch alarm system should be inspected to determine if it requires a subscription renewal or hardware upgrades to meet modern smart-home security standards.
- Boundary fence checks: The extensive landscaped perimeter and mature hedging should be legally surveyed against title deeds to ensure there are no ongoing boundary disputes with neighbouring lands.
- Future retrofit expenses: Achieving a B2 BER rating is respectable, but any future push towards a higher A-rating could involve complex insulation upgrades due to the unique architectural design.
- Limited public transport: The semi-rural setting likely means heavy reliance on private vehicles for daily commuting, school runs, and shopping, limiting walkability to essential services.
- Drainage and runoff: Given the large paved driveway and extensive roof areas, buyers should check surface water drainage systems during heavy rain to prevent pooling around foundations.
- Annexe privacy concerns: The physical attachment of the guesthouse to the main residence might create potential acoustic or visual privacy compromises if rented out to unfamiliar third parties.
- Negotiation leverage limits: The stable asking price history without previous reductions might indicate that the vendor has limited motivation to negotiate significantly below the listed figure.
Price positioning
?
- The asking price appears somewhat ambitious at first glance given regional transacted norms, largely driven by the inclusion of an expansive main residence paired with an independent guesthouse, bespoke architectural detailing, and comprehensive high-spec finishes throughout the extensive floor area.
- Valuation signals are mixed, as the substantial gross internal footprint and modern B2 energy rating strongly support a premium figure, yet the absolute asking price stands notably higher than typical standalone residential transactions recorded across the wider local area.
- Factors that could support such a valuation include robust demand for multi-generational living spaces or high-end rural properties near urban hubs, while potential limitations might stem from a narrower buyer pool able to afford luxury rural properties at this tier.
- Additional relevance comes from the property's stable pricing history since initial listing, suggesting a firm vendor stance and reflecting confidence in the unique combination of custom design, extensive amenities, and versatile dual-accommodation layout currently offered.
Build Analysis
What we know from similar construction types
- The property is a custom-designed detached residence built in 2008, featuring an adjoining three-bedroom guesthouse/annexe.
- Construction highlights include concrete floors on both the ground and first floor levels designed to provide soundproofing, complemented by underfloor heating throughout.
- External joinery features Scandinavian-style double-glazed windows and doors supplied by Vrøgum, while interior fittings include solid walnut doors and timber flooring.
- The layout incorporates a double-height living room, floor-to-ceiling windows, a gallery-style landing, a converted attic space, and integrated systems such as CAT5 cabling and plumbing for a central vacuum system.
- A buyer should verify compliance for the original 2008 construction, the converted attic space, and any specific planning permissions or building regulations relating to the adjoining guesthouse/annexe.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,800 to 3,500 euro.
- Explanation: Given the large 331 m² floor area and B2 energy rating with underfloor heating, energy consumption will be substantial despite the relatively good energy efficiency rating.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural-residential setting in Claregalway, well removed from heavy industrial zones, major manufacturing plants, or large-scale waste facilities.
- There are no apparent legacy landfill or severe industrial pollution concerns directly associated with the immediate vicinity of the address.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding Claregalway area features notable river flood dynamics, but the specific property location shows no direct indicators of high fluvial exposure.
- With solid concrete ground and first floors plus underfloor heating, the main living areas possess robust physical separation from minor surface moisture, while the expansive driveway and separate garage maintain good functional access.
- Standard property purchase due diligence regarding local drainage and general site run-off remains advisable, notwithstanding the absence of mapped flood risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
KILDUFF HOUSE, ROCKWOOD, CLAREGALWAY
- Sale date
- Declared sale price
- €775,000.00
Recent sales in the wider Claregalway area
SLIEVEFINN CLAREGALWAY, CLAREGALWAY, GALWAY
- Sale date
- Declared sale price
- €390,000.00
1 PAIRC AN TSAMHRAIDH, CLAREGALWAY, GALWAY
- Sale date
- Declared sale price
- €260,000.00
CLOON, CLAREGALWAY, GALWAY
- Sale date
- Declared sale price
- €765,000.00
RUANEMORE, CLAREGALWAY, GALWAY
- Sale date
- Declared sale price
- €540,000.00
KILGILL, CLAREGALWAY, GALWAY
- Sale date
- Declared sale price
- €491,000.00
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: €15,000 — 1% of €1,000,000 + 2% of €250,000.
?
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 2,000 to 5,000 euro depending on the complexity and value of the property.
- Land registration fees: approximately 600 to 800 euro for property of this value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 750 to 1,500 euro depending on the extent of the inspection for a large floor area.
- Annual home insurance: approximately 800 to 1,500 euro depending on the level of coverage and property size.
Forum Talk
What people are saying about this area
- Locals in Claregalway frequently discuss the convenience of its location relative to Galway City, while noting traffic congestion during peak commuting hours along the main approach roads.
- Residents highlight the strong community feel in the area, with local sports clubs, schools, and community amenities well-supported by families.
- Property discussions in the broader Claregalway area often emphasize the appeal of detached, individually designed homes set within mature, private gardens.
- Local forums occasionally touch upon infrastructure improvements and ongoing local authority planning updates regarding traffic management around the village.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers extensive indoor and outdoor space with landscaped gardens and a games room, making it safe and fun for young children, though buyers should verify boundary safety near driveways.
- Teenagers9/10
With five bedrooms, a separate three-bedroom guesthouse, and dedicated entertainment areas including a games room and converted attic, teenagers will appreciate the space and independence.
- Multi-generational Living10/10
The inclusion of an adjoining two-story three-bedroom guesthouse with its own entrance and kitchen provides a phenomenal setup for multi-generational living.
- Single Buyers4/10
At an asking price of 1,250,000 euro and with a massive 331 square metre floor area, this property is far too large and costly for a typical single buyer.
- Couples7/10
Couples who love to entertain will find the open-plan layout and high-end finishes appealing, though the sheer size may exceed daily needs unless they frequently host guests.
- Empty Nesters7/10
The home offers luxury and single-level accessibility options like a downstairs bedroom and bathroom, but the overall scale means substantial maintenance for empty nesters.
- Retirees7/10
Features like underfloor heating, soundproof concrete floors, and a ground-floor bedroom support retirement living, though the expansive gardens require upkeep.
Work
3 areas- Remote Working10/10
Equipped with fibre broadband, a comms cabinet with CAT5 cabling to every main room, and a dedicated library/office space ideal for remote work.
- Hybrid Commuting7/10
Provides a great home base for hybrid schedules, though commuting times to major commercial hubs should be verified.
- Retired7/10
Comfortable single-floor amenities and a high spec make it suitable for retirement, provided upkeep is managed.
Practical
8 areas- Ageing in Place8/10
Includes a downstairs double bedroom and bathroom alongside underfloor heating, facilitating accessible living for older occupants.
- Low Maintenance4/10
A massive 331 square metre residence with extensive landscaped gardens and dual structures requires significant ongoing maintenance.
- Secure Gated Entry9/10
Features electric entrance gates and a Phonewatch alarm system for enhanced property security.
- Minimalist Design3/10
The home features traditional architectural touches like a library, custom bar, and rich timber finishes rather than stark minimalism.
- Flexible Floor Plans10/10
Includes a separate three-bedroom guesthouse/annexe, a converted attic, and multiple reception rooms offering ultimate layout flexibility.
- Heritage Home2/10
Built in 2008, this is a modern architect-designed property rather than a period heritage home.
- Ecological Setup7/10
Achieves a strong B2 BER energy rating, featuring modern Scandinavian windows and efficient underfloor heating.
- Outdoor areas10/10
Boasts beautifully landscaped front and rear gardens, a secure courtyard, multiple parking zones, and a master bedroom balcony.
Interests
9 areas- Gardening9/10
The property features beautifully landscaped gardens to the front and a large lower-level garden to the rear, perfect for dedicated gardening enthusiasts.
- Walking7/10
The surrounding area and mature grounds offer pleasant local walking routes, though buyers should verify pedestrian infrastructure on nearby roads.
- Gym5/10
There is ample space in the house or garage to set up a home gym, though no dedicated wellness facility is built-in.
- Cycling6/10
Quiet local country roads can accommodate cycling, though rural road conditions and traffic should be checked by prospective buyers.
- Golf6/10
The Galway region features regional golf courses, though access depends on travel distance to nearby clubs.
- Fishing7/10
County Galway is renowned for its waterways and angling opportunities, making this a viable base for fishing enthusiasts.
- Horse Riding7/10
The rural setting is conducive to equestrian interests, with potential space for trailer parking or nearby stables.
- Water Sports3/10
Inland location means water sports require travel toward coastal bays or major lakes.
- Entertaining10/10
Explicitly built with a passion for entertaining, featuring a double-height living room, open-plan spaces, a custom-made bar counter, and a rear courtyard.
Lifestyle
5 areas- Quiet Living9/10
Nestled within beautifully landscaped gardens with mature hedging in a tranquil setting, providing a peaceful environment away from urban bustle.
- Rural Living8/10
Located in Claregalway with surrounding greenery and private grounds, offering a distinct rural feel while retaining modern luxuries.
- Village Living7/10
Claregalway provides local community amenities and conveniences within reach, bridging countryside charm with village accessibility.
- Coastal Living2/10
The location is inland in County Galway with no direct proximity to the coast or marine amenities.
- Urban Living4/10
Situated in a suburban/rural mix rather than a city center, offering limited immediate urban hustle.
Social
6 areas- Community Involvement7/10
Claregalway offers a strong community spirit with local groups, sports clubs, and active community associations.
- Café Culture6/10
Local village cafes are accessible, though a wider array requires traveling closer to Galway city.
- Nightlife4/10
Limited local nightlife options within immediate walking distance, requiring trips into nearby urban centers for extensive entertainment.
- Health/Wellness groups6/10
Local community fitness classes and wellness groups operate in the broader Claregalway area.
- Networking Opportunities5/10
Primarily residential location, meaning professional networking will mostly occur via remote channels or in nearby city business hubs.
- Tech-Hub Connectivity8/10
Exceptional internal tech infrastructure with CAT5 cabling and fibre broadband supports digital connectivity and tech-based roles.
Listing information
- Agent
- DNG Leonard & Heaslip
- Phone
- 091 565261
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-13EBF9HouseDelve · 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.