Photograph 1 of 25 of Scaraveen, 26 Kingston Road, Galway, County Galway
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Scaraveen, 26 Kingston Road, Galway, County GalwayH91P97F

€850,000

4 Bed~3 Bath~BER E1

What you'll like:

  • Coveted Kingston Road address: Positioned on a highly desirable elevated site in one of Galway premier locations, ensuring strong long-term property value appreciation potential for discerning buyers.
  • Breathtaking coastal views: Features uninterrupted, stunning panoramas across Galway Golf Club, Galway Bay, and the Clare hills, providing a picturesque and highly scenic living environment daily.
  • Expansive architectural footprint: Offers an impressive floor area of approximately 258 square meters, delivering a generous structural foundation and large room proportions suitable for modern family living.
  • Generous detached layout: Comprises four well-sized double bedrooms and multiple reception rooms, giving growing families plenty of individual space and versatile accommodation options across both floors.
  • Dual-aspect formal sitting room: Includes a grand-scale formal reception room featuring floor-to-ceiling windows and direct French door access into the adjoining dining room for seamless entertaining.
  • Secondary family living room: Provides a separate, cozy front-facing living area with dual floor-to-ceiling windows overlooking the mature front garden, creating an ideal secondary retreat space.
  • Spacious kitchen with bay window: Features a generously proportioned kitchen complete with built-in overhead units and a distinct bay window framing lovely views of the mature back garden.
  • Practical utility and guest facilities: Includes a dedicated utility room plumbed for laundry alongside a convenient downstairs guest WC, enhancing everyday functionality for busy family households.
  • Functional side mudroom zone: Features a semi-integrated side hall providing sheltered external access to a boiler house and laundry wet room, ideal for managing muddy boots and outdoor gear.
  • Expansive main bedroom suite: Benefits from a large primary bedroom featuring a walk-in dressing room, an ensuite bathroom, and elevated windows capturing magnificent coastal and golf course views.
  • Generous secondary double bedrooms: Houses three additional double-sized bedrooms clustered around a central family bathroom, all equipped with built-in wardrobes or convenient vanity units for storage.
  • Mature landscaped front garden: Features a beautifully established front lawn bordered by large evergreen hedges and defined by a natural stone boundary wall, offering wonderful curb appeal.
  • Private enclosed back garden: Offers a mature, landscaped rear outdoor space enclosed by tall evergreen hedging for exceptional privacy, complete with a patio area and timber garden shed.
  • Ample off-street parking: Includes a wide tarmac driveway at the front entrance providing generous vehicle parking space for multiple cars, adding everyday convenience for residents and visitors.
  • Blank canvas renovation potential: Being sold as a complete renovation project, giving buyers an incredible opportunity to design, modernize, and tailor a bespoke dream home to their exact taste.
  • Stable asking price strategy: The asking price of €850,000 has remained unchanged throughout the recorded tracking period, indicating a firm seller position and consistent market valuation approach.
  • High-profile site development scope: The elevated plot offers exciting future potential for comprehensive remodeling or architectural enhancement, subject to obtaining the necessary local planning permissions.
  • Abundant natural light indoors: The interior layout benefits from large floor-to-ceiling windows and twin dormer fixtures on the first-floor landing, ensuring a bright and airy atmosphere throughout.
  • Traditional architectural character: Retains classic features such as a quarter-turn staircase, ceiling coving, and a feature marble fireplace, blending traditional charm with structural versatility.
  • Established residential neighbourhood: Located within a well-regarded, settled suburban area close to local amenities, golf facilities, and the coastline, combining community tranquillity with urban accessibility.

But keep in mind:

  • Substantial modernisation required: The property is explicitly noted as requiring total renovation and modernisation throughout, meaning buyers must budget significantly beyond the purchase price for extensive structural upgrades.
  • Poor energy efficiency rating: Carries a low BER rating of E1 with a high energy performance indicator of 300.35 kWh/m2/yr, indicating high heating costs and urgent need for thermal insulation retrofits.
  • Untested fixtures and services: The listing explicitly warns that appliances, heating systems, and fixtures have not been tested, requiring buyers to commission independent professional inspections before completing the purchase.
  • Outdated interior finishes: Features dated decor and interior specifications that will necessitate a complete rip-out and redesign to meet contemporary standards of comfort and aesthetic appeal.
  • Renovation budget uncertainty: Extensive internal and external renovation works carry inherent financial risks regarding hidden building defects, construction delays, and fluctuating material or labour costs.
  • Planning permission hurdles: Any major structural redesign, extension, or modern redevelopment of the elevated site will be subject to strict local planning permission rules and potential restrictions.
  • Plumbing and wiring overhaul: Given the E1 energy rating and age of the property, buyers should thoroughly investigate the condition of internal electrical wiring, plumbing, and central heating infrastructure.
  • Single-glazed window risks: Many existing window installations may be dated, leading to potential heat loss, drafts, and condensation issues that require full modern double or triple glazing replacements.
  • Roof and insulation check needed: The large dormer roof structure and attic spaces should be professionally inspected to verify timber integrity, ventilation, and adequate insulation levels to improve energy ratings.
  • Boiler and wet room condition: The external boiler house and laundry wet room require detailed evaluation to ensure heating equipment is operational and damp-proofing is adequate for everyday use.
  • Drainage and boundary verification: Buyers must instruct their legal representatives to verify all site boundaries, title deeds, and surface water drainage arrangements associated with the elevated plot.
  • Garden landscaping maintenance: While mature hedges and shrubs offer privacy, overgrown vegetation may require professional trimming, root management, or reshaping to optimize sunlight and garden utility.
  • Driveway surface wear: The wide tarmac driveway should be inspected for structural cracking, sub-base stability, and potential need for resurfacing to maintain proper parking functionality.
  • High initial capital outlay: Combining the baseline asking price with heavy renovation expenses means the total capital investment will be substantial compared to a turn-key modern property.
  • Disruption during construction: Undertaking a whole-house renovation will cause significant lifestyle disruption, requiring buyers to either rent alternative accommodation or live through extended building works.
  • Strict contractor availability: Securing reliable, skilled builders and tradespeople for a comprehensive residential overhaul in the Galway region may prove challenging and subject to long wait times.
  • Building regulations compliance: Bringing the property up to modern building regulations for ventilation, fire safety, and structural integrity will add complexity and cost to the renovation project.
  • Environmental exposure factors: Due to its exposed elevated position near the coast, exterior walls, roof tiles, and joinery may experience accelerated weathering, requiring durable maintenance solutions.
  • Limited local supply comparison: Finding exact comparable sales for heavily dated detached homes on Kingston Road can be complex, making independent professional valuation advice essential for buyers.
  • Uncertainty over hidden defects: As with many older vacant properties, concealed issues such as rising damp, timber rot, or outdated cavity insulation may only become apparent after demolition begins.

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 slightly overvalued compared with the available evidence.
  • The asking price of €850,000 appears notably elevated given the significant modernization required throughout the substantial 2,777 square foot footprint, especially considering the poor E1 energy rating that will demand immediate capital investment for upgrades.
  • Valuation signals are mixed due to the premier, highly coveted elevated site offering uninterrupted panoramic views of Galway Bay, which naturally commands a considerable premium despite the interior needing extensive structural or cosmetic renovation.
  • Strong local market demand for prime coastal locations could support this ambitious guide price, whereas the substantial estimated costs of deep retrofitting and modernization could easily undermine buyer enthusiasm and lead to prolonged negotiations.
  • Additional relevant factors include the generous overall site size, mature private gardens, and ample off-street parking, which together offer exceptional long-term development potential for a buyer seeking a bespoke luxury family home in a top-tier neighborhood.

Build Analysis

What we know from similar construction types

  • The property is a substantial four-bedroom detached dormer house of approximately 258 square meters, positioned on an elevated site with views of Galway Bay.
  • The listing explicitly states that the home requires modernisation and renovation throughout, indicating that the buyer should budget for extensive interior and structural upgrades.
  • Features include a traditional quarter-turn staircase, dual-aspect sitting room, separate living room, and a semi-integrated side hall providing access to a boiler house and laundry/wet room.
  • A buyer should investigate the condition of the roof, windows, electrical systems, and plumbing, given the age and need for comprehensive renovation.
  • Any plans for redevelopment or significant structural alterations mentioned in connection with the site should be verified against local planning regulations and restrictions.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property holds a low BER rating of E1, indicating poor energy efficiency and high heat loss, which necessitates a deep retrofit to achieve modern comfort and efficiency standards.
  • Given a floor area of approximately 258 sqm, a comprehensive deep retrofit involving external wall insulation, upgraded windows and doors, attic insulation, and installation of a renewable heating system such as a heat pump would likely cost between 80,000 and 130,000 euros, depending on the extent of structural repairs and finishes chosen.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 3,500 to 4,500 euro.
  • Explanation: Given the E1 energy rating and a floor area of approximately 258 square meters, heating a property of this size with low energy efficiency will require significantly higher energy consumption until modernisation and insulation upgrades are completed.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established residential suburb with no apparent major industrial facilities, heavy manufacturing, or large-scale waste management sites in immediate proximity.
  • Any historical or legacy environmental concerns for this residential area are minimal, though buyers should verify local records for any minor localized issues.

Flood Safe

8/10

Water overflow reports to follow up

  • The property benefits from an elevated site along Kingston Road, which generally reduces surface water accumulation risks compared to low-lying coastal or riparian zones.
  • While the wider coastal region near Galway Bay can experience severe weather events, prospective buyers should review local flood maps and undertake standard environmental due diligence regarding extreme weather resilience.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 32 KINGSTON ROAD, GALWAY

    Sale date
    Declared sale price
    €760,000.00

Recent sales in the wider Galway area

  • 1 BOWLING GREEN, GALWAY, CO GALWAY

    Sale date
    Declared sale price
    €545,000.00
  • 75 CASTLELAWN HEIGHTS, GALWAY, GALWAY

    Sale date
    Declared sale price
    €417,000.00
  • 26 THREADNEEDLE RD, GALWAY, GALWAY

    Sale date
    Declared sale price
    €1,110,000.00
  • 15 LOWER SALTHILL, GALWAY, GALWAY

    Sale date
    Declared sale price
    €552,500.00
  • 122 DANGAN HEIGHTS, GALWAY, GALWAY

    Sale date
    Declared sale price
    €522,000.00

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: €8,500 — 1% of €850,000.
    ?
    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 to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 600 to 800 euro depending on the property value.
  • Property valuation fees: approximately 150 to 300 euro.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a renovation project.
  • Annual home insurance: approximately 500 to 1,200 euro depending on the level of cover chosen.

Forum Talk

What people are saying about this area

  • Residents on local forums frequently discuss Kingston Road as one of Galway's most desirable and established residential addresses due to its proximity to Salthill and the coastline.
  • Discussions in regional property groups often highlight the strong demand for detached homes in this specific neighborhood, particularly properties offering redevelopment or modernization potential.
  • Local commentary frequently notes traffic congestion during peak commuting hours along main arteries leading towards Galway city centre.
  • Community forums often mention the scenic advantages of elevated positions near Galway Golf Club, offering unobstructed views across Galway Bay.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers safe, enclosed mature front and rear gardens and four well-sized bedrooms, making it spacious for young children. However, the requirement for extensive modernization and renovation means buyers should budget for updating the interiors before moving in with toddlers.

    7/10
  • Teenagers

    Four double bedrooms and multiple living areas provide plenty of independent space for teenagers. Its premier Galway location also offers great access to local schools and activities.

    8/10
  • Multi-generational Living

    The generous footprint, ground floor flexibility, and expansive bedroom suites allow for potential multi-generational living configurations, though reconfiguration during the renovation stage may be necessary to optimize accessibility.

    7/10
  • Single Buyers

    At an asking price of €850,000 plus substantial additional renovation costs required to address the E1 BER rating, this large detached house exceeds the typical budget and space requirements for a single buyer.

    4/10
  • Couples

    Couples looking for a long-term project will find a blank canvas with incredible views over Galway Bay, though the scale of the property is much larger than a typical starter home.

    6/10
  • Empty Nesters

    The property offers single-level elements and wonderful views, but the large floor area and need for modernization require significant oversight, which may not appeal to all empty nesters.

    6/10
  • Retirees

    While the elevated site offers privacy and stunning views, the multi-level layout and current E1 energy rating mean retirees should factor in substantial adaptation and insulation upgrades for comfortable aging in place.

    5/10

Work

3 areas
  • Remote Working

    The generous four-bedroom layout provides multiple options to convert rooms into dedicated, quiet home offices.

    8/10
  • Hybrid Commuting

    Well-positioned within Galway for commuting, though transport links and traffic patterns should be reviewed by prospective buyers.

    7/10
  • Retired

    The property suits retirement if buyers are prepared to manage a comprehensive renovation project to tailor the home to their long-term needs.

    6/10

Practical

8 areas
  • Ageing in Place

    The multi-level layout featuring an upstairs sleeping configuration requires modification to support long-term aging in place.

    5/10
  • Low Maintenance

    Requires significant modernization and renovation throughout, alongside upkeep for mature gardens and an E1 BER rating.

    3/10
  • Secure Gated Entry

    Features a natural stone boundary wall and wide tarmac driveway offering off-street parking, though formal gates are not explicitly detailed.

    6/10
  • Minimalist Design

    The current layout features traditional architectural elements such as coving, quarter-turn staircases, and distinct formal rooms rather than open-plan minimalism.

    4/10
  • Flexible Floor Plans

    Sold as a blank canvas with a generous structural footprint, offering immense potential for interior re-design subject to planning permission.

    8/10
  • Heritage Home

    While established and possessing traditional charm, it is a substantial detached dormer requiring modern energy upgrades rather than a protected heritage structure.

    5/10
  • Ecological Setup

    The current BER rating of E1 indicates poor energy efficiency, meaning substantial ecological and insulation upgrades are required.

    2/10
  • Outdoor areas

    Features expansive, mature landscaped front and rear gardens with evergreen hedging, a patio, and a semi-integrated side hall with a laundry/wet room.

    9/10

Interests

9 areas
  • Gardening

    Features beautifully landscaped front and rear gardens with mature shrubs, bordered by large evergreen hedges and a natural stone boundary wall.

    8/10
  • Walking

    The location along Kingston Road provides good access to local pedestrian routes, with coastal and neighborhood walks nearby.

    8/10
  • Gym

    There is ample space within the large footprint or outbuildings to set up a home gym, though local commercial facilities require travel.

    6/10
  • Cycling

    The Kingston Road area offers accessible cycling routes toward the city and coastal paths, though local traffic conditions should be verified.

    7/10
  • Golf

    Positioned directly overlooking Galway Golf Club, offering unbeatable proximity and views for golf enthusiasts.

    10/10
  • Fishing

    Proximity to Galway Bay and local waterways provides good access for fishing enthusiasts.

    6/10
  • Horse Riding

    Being in an established suburban setting, dedicated equestrian facilities are not immediately on-site and would require travel to rural stables.

    4/10
  • Water Sports

    Stunning views of and proximity to Galway Bay make this an ideal location for those interested in sailing and water sports.

    9/10
  • Entertaining

    A grand formal sitting room, separate dining room, spacious kitchen, and private rear patio provide an exceptional layout for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Positioned on an exclusive elevated site along Kingston Road, the property benefits from mature, high evergreen hedging that provides excellent privacy and a peaceful atmosphere.

    8/10
  • Rural Living

    This is an established urban/suburban residential setting within Galway city rather than a rural environment, despite the mature gardens.

    3/10
  • Village Living

    It offers proximity to local amenities along Kingston Road, combining suburban convenience with a distinct neighborhood feel.

    5/10
  • Coastal Living

    The property boasts uninterrupted, stunning panoramic views across Galway Bay and the Clare hills, making it exceptional for coastal admirers.

    9/10
  • Urban Living

    Located in one of Galway's premier residential areas, it provides easy access to city amenities while maintaining a private, elevated sanctuary.

    7/10

Social

6 areas
  • Community Involvement

    Located in an established, high-profile residential community with active local neighborhood engagement.

    7/10
  • Café Culture

    Convenient access to local amenities and city spots offering vibrant café and dining options.

    7/10
  • Nightlife

    While the immediate area is quiet and residential, Galway city center's renowned nightlife is a short distance away.

    6/10
  • Health/Wellness groups

    Proximity to local golf clubs, coastal walking routes, and city health facilities supports wellness activities.

    7/10
  • Networking Opportunities

    Located in a premier neighborhood popular with professionals, offering good regional connectivity.

    6/10
  • Tech-Hub Connectivity

    Galway's growing technology and business sectors are easily accessible from this prime residential address.

    7/10

Listing information

Agent
Colleran Auctioneers
Phone
091 562293
Current status
active
Published on HouseDelve
18 October 2026
Correction
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Property reference: HD-F554BBHouseDelve · 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.