Roo, Gort, County GalwayH91EFC0
€465,000
3 Bed~2 Bath~118 m²
What you'll like:
- Generous land holding: The property includes approximately 6.45 hectares or 16 acres of land, providing substantial space for hobby farming, livestock, or agricultural pursuits right on your doorstep.
- Historic farmhouse character: Originally built in the 1800s as a thatched cottage, the home retains unique historical charm including a hand-cut limestone arched fireplace and traditional flagstone flooring.
- Functional farm infrastructure: Included are a three-bay hayshed with two lean-tos and integrated livestock handling facilities, offering immediate utility for agricultural or equestrian activities.
- Renovated stone outbuilding: An original stone storage shed has been recently re-roofed and fully wired with electricity, creating a ready-to-use workshop, workbenches, and secure storage area.
- Scenic rural setting: Nestled down a quiet country road in Roo, the property delivers peaceful countryside living while remaining conveniently close to both Gort and Kinvara.
- Substantial floor area: Providing roughly 118 square metres of living space across three bedrooms and two bathrooms, the residence easily accommodates families or guests seeking spacious rural accommodation.
- Private entrance appeal: Approached via beautiful hand-forged entrance gates leading onto a neat tarmacadam driveway, the home presents an attractive and secure first impression upon arrival.
- Established landscaped gardens: The grounds feature mature trees, fruit trees, vibrant shrubs, flowers, and an established rhubarb patch, creating an established and picturesque outdoor environment for gardening enthusiasts.
- Paved patio space: A dedicated paved patio area to the rear is perfect for outdoor dining and relaxing while enjoying the tranquil views of the surrounding Galway countryside.
- Versatile ground floor: Featuring a separate dining room, a downstairs bedroom or reception space, and a dedicated home office, the layout offers excellent functional flexibility for modern living needs.
- Upstairs lounge area: The first floor includes a central lounge and dressing room alongside bright bedrooms, adding valuable secondary living space away from the main kitchen hub.
- Dual aspect rooms: Multiple rooms benefit from dual-aspect windows, ensuring abundant natural light throughout the day and lovely views of the surrounding mature gardens and countryside.
- Modern window upgrades: The installation of modern uPVC windows and doors throughout improves thermal efficiency and security while reducing ongoing building maintenance requirements for the buyer.
- Reliable dual heating: The home is equipped with oil-fired central heating complemented by a solid-fuel stove, ensuring flexible and cozy heating options during colder winter months.
- Convenient utility room: A dedicated utility space equipped with laundry appliances and a refrigerator provides practical off-kitchen functionality for country living and muddy boots.
- Ample built-in storage: Convenient storage is integrated via built-in alcoves in the bedrooms and dressing areas, helping to maximize floor space and keep living areas clutter-free.
- Accessible location balance: Situated roughly eight kilometres from Kinvara and Gort, residents enjoy an easy commute to local schools, shops, amenities, and coastal attractions.
- Stable asking price: The recorded price history shows the asking price has remained stable at four hundred sixty-five thousand euros without sudden increases, suggesting a transparent initial pricing strategy.
- Clear folio boundaries: The land and dwelling are contained within Folio GY2444, providing a defined legal land parcel for a prospective buyer and their legal representatives to inspect.
- Unique lifestyle offering: Combining a character-filled historic home with working farm infrastructure and acreage, this property represents a rare turnkey rural lifestyle package for the right buyer.
But keep in mind:
- Missing BER certificate: The building energy rating was not provided in the listing details, meaning buyers must investigate the property's energy efficiency and potential retrofit costs independently.
- Private water supply: The property relies on a private well rather than a public mains connection, so buyers should commission thorough water quality and yield testing before purchasing.
- Private sewage treatment: Wastewater management relies on an on-site septic tank, requiring a specialist inspection to confirm its structural integrity, capacity, and current environmental compliance standards.
- Untested services and appliances: The selling agents explicitly note that no plumbing, electrical apparatus, fixtures, or fittings have been tested, placing the burden of due diligence entirely on the buyer.
- Older roof conversion history: While professionally re-roofed in the nineteen fifties, the historic nature of the roof structure means buyers should arrange a detailed structural survey by a qualified professional.
- Potential retrofit requirements: Given its eighteenth-century origins, the home may require significant insulation and heating upgrades to achieve a modern, comfortable energy performance level.
- Agricultural building condition: Buyers should verify the structural condition of the hayshed and older outbuildings to assess any immediate repair or maintenance expenses needed for safe usage.
- Livestock facility suitability: The integrated livestock handling facilities should be inspected by an agricultural specialist to ensure they meet current animal welfare and operational safety standards.
- Septic tank compliance: If the septic tank predates modern registration rules, the buyer's solicitor must verify registration and compliance with local authority environmental regulations.
- Well water potability risks: Private wells can be susceptible to agricultural runoff from surrounding farmlands, making comprehensive microbiological and chemical water testing an essential pre-purchase step.
- Boundary fence verification: With approximately sixteen acres included, the buyer must ensure their legal representative meticulously checks all boundary maps against physical fences and gates.
- Agricultural lease status: Buyers should confirm through their solicitor whether any portion of the 6.45 hectares of land is currently subject to third-party farming leases or entitlements.
- Access road maintenance: Being situated down a quiet country road, purchasers should investigate who holds legal responsibility for the maintenance and upkeep of the local access lane.
- Historical damp considerations: Older stone-built farmhouses can sometimes suffer from rising damp or inadequate sub-floor ventilation, requiring careful scrutiny during a pre-purchase structural survey.
- Single-glazed porch elements: Certain porch sections feature older polycarbonate or secondary glazing styles that might require eventual replacement to improve thermal performance and weatherproofing.
- Electrical wiring age: While the workshop is wired, the primary farmhouse wiring should be professionally inspected to ensure it complies with current electrical safety regulations and load requirements.
- Oil tank security: The outdoor oil storage area for the central heating system should be inspected for compliance, environmental bunding, and structural integrity.
- Local planning restrictions: Any future plans to expand the farm buildings or convert stone outbuildings for residential use will be subject to strict local rural housing and planning policies.
- Potential ribbon development limits: County Galway planning guidelines for rural areas can restrict additional residential development on agricultural folios, limiting future expansion options.
- Resale liquidity factors: Niche rural properties combining land and historic homes often appeal to a specialized buyer pool, which could influence future resale timelines compared to suburban housing.
Price positioning
?
- The asking price of €465,000 for this traditional farmhouse appears relatively balanced when considering the inclusion of significant land acreage and functional agricultural outbuildings, which add substantial value beyond a standard residential dwelling.
- Valuation signals are supported by the inclusion of 16 acres of land and traditional farm buildings with livestock handling facilities, though tempered by the lack of a provided Building Energy Rating which introduces potential upgrade uncertainty.
- This pricing position could be supported by strong demand for rural lifestyle properties offering agricultural utility, while it could be undermined by potential modernization costs required to bring the older fabric up to contemporary standards.
- The stable asking price history indicates a firm vendor stance, aligning with wider regional transaction comparables for rural properties of comparable scale and land endowment within the wider County Galway market.
Build Analysis
What we know from similar construction types
- The property originates as a 19th-century thatched cottage that was professionally re-roofed in the 1950s and features a pebble-dashed exterior, slate roof, and modern uPVC windows and doors.
- As an older farmhouse, a buyer should investigate the structural integrity, damp proofing, insulation levels, and the condition of historical elements such as the original stone fireplace and flagstone floors.
- The property relies on a private well and septic tank, requiring a buyer to verify the compliance, capacity, and overall working order of these private services.
- The inclusion of traditional farm buildings, a 3-bay hayshed, and an original stone storage shed means a buyer should check the structural state and electrical wiring of these outbuildings for agricultural or alternative uses.
Retrofit Cost*
Possible renovating / insulating expenditure
- Because a formal BER rating was not provided in the listing details and the dwelling is a historic 19th-century farmhouse, it likely falls into a lower energy efficiency bracket (D to G).
- A comprehensive deep retrofit to bring a traditional home of approximately 118 square metres up to a modern B2 BER standard would likely cost between €30,000 and €50,000, encompassing external or internal wall insulation, upgraded heating controls, potential window improvements, and renewable energy integration.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500
- Given the 118 m² floor area and the reliance on oil-fired central heating combined with a solid-fuel stove in a traditional farmhouse style dwelling, heating expenses will vary depending on fuel price fluctuations, insulation levels, and lifestyle usage.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a quiet rural countryside setting in County Galway, appearing well removed from major industrial plants, incinerators, or large modern landfills.
- As a rural property utilizing a private well and septic tank, buyers should verify local water quality and standard environmental maintenance as part of their pre-purchase checks.
Flood Safe
7/10Water overflow reports to follow up
- The setting is rural and elevated within a typical western inland county landscape, generally presenting a low direct likelihood of major coastal or urban flooding.
- Given the presence of low-lying agricultural land and turloughs in parts of County Galway, buyers should review local flood maps and verify drainage conditions for the specific land plots.
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 Gort area
14 THE MAPLES, GORT, GALWAY
- Sale date
- Declared sale price
- €400,000.00
1 RIVERVIEW, TUBBER RD, GORT
- Sale date
- Declared sale price
- €300,000.00
CLOONNAHAHA, GORT, GALWAY
- Sale date
- Declared sale price
- €495,000.00
48 GORT NA RI, GORT, CO GALWAY
- Sale date
- Declared sale price
- €390,000.00
70 BURREN VIEW, ENNIS RD, GORT
- Sale date
- Declared sale price
- €295,000.00
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: €4,650 — 1% of €465,000.
?
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: €1,500 to €3,500 plus VAT and outlay
- Land registration fees: €400 to €800 depending on property value and mapping requirements
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the scope of the building survey
- Annual home insurance: €450 to €900 depending on coverage and outbuildings
Forum Talk
What people are saying about this area
- Locals in the Gort and Kinvara areas frequently discuss the tranquil, rural lifestyle offered by country roads near the Clare border.
- Community forums often highlight the convenience of being within a short drive of both Gort and Kinvara while enjoying complete countryside privacy.
- Residents note that agricultural and farming properties in County Galway maintain steady interest among buyers looking for traditional farmhouses with land.
- Traffic and local road maintenance are occasional topics of discussion for rural routes connecting smaller townlands like Roo to regional hubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers plenty of outdoor space with landscaped lawns and gardens for children to play, though the rural road setting and proximity to farm buildings require supervision.
- Teenagers5/10
While the bedrooms offer good individual space and privacy, the remote countryside location means teenagers may find it harder to independently access social and recreational activities.
- Multi-generational Living7/10
With three bedrooms, multiple reception areas including a downstairs bedroom and study, the layout offers flexible options for multi-generational arrangements.
- Single Buyers4/10
A 16-acre farm holding with traditional outbuildings may prove to be excessive in terms of maintenance and upkeep for a single occupant seeking a simpler lifestyle.
- Couples7/10
An appealing retreat for couples looking for character, rural tranquility, and substantial outdoor land for hobbies, gardening, or small-scale farming.
- Empty Nesters6/10
Provides single-level living potential with a ground floor bedroom and shower room, though the larger estate and outbuildings demand ongoing property maintenance.
- Retirees6/10
Features single-level amenities on the ground floor, but the rural isolation and management of 16 acres should be carefully weighed against long-term comfort.
Work
3 areas- Remote Working8/10
Includes a dedicated home office space and original entrance hall setup, though prospective buyers should verify local broadband speeds.
- Hybrid Commuting5/10
Rural location means commuting to major employment hubs like Galway city requires significant travel time, making hybrid arrangements more practical.
- Retired9/10
Well-suited for a peaceful retirement lifestyle surrounded by nature, provided the scale of the grounds and outbuildings is manageable.
Practical
8 areas- Ageing in Place6/10
Offers a ground-floor bedroom and shower room which aids accessibility, though the rural setting requires driving for healthcare services.
- Low Maintenance3/10
Managing a historic farmhouse alongside 16 acres of land, farm buildings, and traditional outbuildings requires ongoing upkeep.
- Secure Gated Entry8/10
Approached via beautiful hand-forged entrance gates leading onto a tarmacadam driveway, providing a secure and private entrance.
- Minimalist Design3/10
Characterized by traditional farmhouse features, historic stonework, and rustic charm rather than sleek minimalism.
- Flexible Floor Plans7/10
Includes versatile spaces such as a downstairs bedroom that can double as a reception room and an original hall used as an office.
- Heritage Home10/10
Steeped in history, originally built as a thatched cottage in the 1800s, featuring an original hand-cut limestone arched fireplace.
- Ecological Setup7/10
Features private well water, a septic tank, and extensive outdoor grounds with fruit trees and garden space supporting a self-sufficient lifestyle.
- Outdoor areas10/10
Comprises a substantial 6.45 HA / 16 acres of land, traditional farm buildings, livestock handling facilities, and landscaped gardens.
Interests
9 areas- Gardening10/10
Exceptional potential featuring established landscaped lawns, mature trees, fruit trees, vibrant shrubs, and an established rhubarb patch.
- Walking9/10
Positioned along quiet country roads with ample scenic routes to explore directly from the doorstep in rural County Galway.
- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring travel towards Gort or Kinvara.
- Cycling8/10
The surrounding quiet country roads offer pleasant cycling routes, though caution is required on rural lanes without dedicated cycle tracks.
- Golf5/10
Proximity to local towns ensures regional golf clubs can be reached within a reasonable driving distance.
- Fishing6/10
The broader County Galway and Clare region offers various freshwater and coastal angling opportunities within driving distance.
- Horse Riding8/10
The inclusion of 16 acres, outbuildings, and traditional farm infrastructure makes this property well-suited for equestrian interests.
- Water Sports4/10
While coastal waters are accessible via a drive toward Kinvara and Galway Bay, water sports are not immediately adjacent.
- Entertaining7/10
Features a cozy kitchen/living room with a solid-fuel stove and a paved patio area to the rear, perfect for outdoor dining and hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Nestled down a quiet country road on a 16-acre plot, offering complete peace, privacy, and freedom from urban noise.
- Rural Living10/10
A quintessential rural setup complete with traditional farm buildings, livestock handling facilities, and extensive private land.
- Village Living6/10
Situated roughly 8 km from the vibrant coastal village of Kinvara, giving convenient access while maintaining a distinct countryside setting.
- Coastal Living5/10
Located near the County Clare border within driving distance of coastal amenities at Kinvara, though not directly on the coast.
- Urban Living2/10
Far removed from urban centers, requiring a drive to nearby towns like Gort for larger commercial and social amenities.
Social
6 areas- Community Involvement6/10
Engaging with the local community relies on participating in activities centered around nearby Gort and Kinvara rather than an immediate village core.
- Café Culture5/10
Café options are accessible within an 8 km radius in neighboring towns and coastal villages rather than right outside the gate.
- Nightlife3/10
Very limited local nightlife options immediately nearby, with evening entertainment concentrated in Gort or Kinvara.
- Health/Wellness groups5/10
Local wellness classes and community groups can be found in nearby towns, requiring transport to access.
- Networking Opportunities3/10
The secluded rural location offers minimal spontaneous professional networking opportunities locally.
- Tech-Hub Connectivity2/10
Deeply rural location lacks proximity to physical tech hubs, meaning remote connectivity relies entirely on home internet performance.
Listing information
- Agent
- Farrell Auctioneers & Estate Agents LTD
- Phone
- 091 632 688 / 086 245 5925 / colm@colmfarrell.com
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-FA2157HouseDelve · 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.