The Wood, Ballynahalla, Moycullen, Galway, County GalwayH91HP71
€275,000
5 Bed~3 Bath~248 m²~BER E1
What you'll like:
- Generous Floor Area: Spanning approximately 248 square meters, this detached house provides exceptionally spacious accommodation that can accommodate large family living requirements once fully upgraded and modernised.
- Substantial Site Area: The property sits on a remarkably generous 1.48-acre plot, offering plenty of outdoor space, privacy, and mature greenery surrounding the entire perimeter.
- Tranquil Setting: Situated at the end of a quiet baureen road, the residence enjoys a peaceful environment free from through traffic and urban congestion.
- Mature Woodland Surroundings: The house is nestled amidst mature trees, creating a secluded retreat with abundant wildlife and an appealing natural country backdrop.
- Commuting Convenience: Located just a short drive from Moycullen village, the property combines rural tranquility with practical accessibility for commuters heading toward Galway City.
- Proximity to Lough Corrib: The surrounding area is renowned for its excellent access to Lough Corrib, making it an ideal location for fishing and outdoor enthusiasts.
- Five Double Bedrooms: The upper floor features five well-proportioned double bedrooms, offering versatile accommodation options for larger families or visiting guests.
- Master Ensuite Provision: The primary bedroom benefits from an ensuite bathroom, adding a practical touch of convenience and privacy for the eventual homeowners.
- Split Level Living: The expansive sitting room features a striking split-level design with triple-aspect views and full-height windows that maximize natural daylight penetration.
- Feature Fireplaces: The interior includes characterful focal points such as a beautiful stone fireplace with a Licanor slate hearth in the main sitting room.
- Private Parking Area: A dedicated winding driveway leads through mature trees to a large concrete parking area at the front, side, and rear of the house.
- Local Amenities Nearby: The property is conveniently positioned within easy reach of local national schools, shops, and pubs located in the nearby Tullokyne area.
- Regional Accessibility: Galway City is situated within a reasonable commuting distance, providing extensive mainline transport connections alongside major commercial and retail facilities.
- Optional Additional Land: Buyers have a potential opportunity to acquire neighbouring wooded lands, which could offer interesting future site potential subject to planning.
- Detached Privacy: The standalone block construction ensures complete structural independence from neighbours, maximizing household privacy and minimizing noise transfer.
- Sensible Asking Price: Listed at €275,000, the property represents an accessible entry point for buyers seeking a substantial renovation project with significant upside potential.
- Recent Price Reduction: The asking price recently decreased by €20,000, indicating a motivated seller who may be increasingly receptive to reasonable offers from serious buyers.
- Defined Auction Timeline: With a structured auction date established, buyers have a clear timeframe to complete their due diligence and prepare their bidding strategy.
- Deceptively Spacious Layout: Beyond the core living spaces, the floor plan includes a practical utility room, cloakroom, and porch area to support daily household routines.
- Strong Renovation Canvas: The blank slate interior allows new owners to completely redesign finishes, layouts, and energy systems to match their exact personal tastes.
But keep in mind:
- Complete Renovation Required: The property requires a comprehensive, gut-level internal refurbishment throughout, which will demand a substantial capital investment beyond the initial purchase price.
- Poor Energy Rating: Holding a weak E1 BER rating, the dwelling will require extensive insulation, window upgrades, and heating overhauls to achieve modern energy efficiency standards.
- Single Glazed Joinery: Fitted with older single-glazed teak windows and doors, the house suffers from poor thermal retention and will need immediate replacement to stop heat loss.
- Unverified Services: The selling agents explicitly note that no fixtures, fittings, or services have been tested, requiring thorough professional inspections by the buyer.
- Historic Water Supply: Water is currently sourced from an historic well, meaning buyers must verify water quality, safety, and flow rates independently before committing.
- Septic Tank Drainage: Wastewater relies on an on-site septic tank, which will need professional inspection to ensure it complies with current environmental and regulatory standards.
- Historic Balcony Condition: The upper floor features a historic balcony area accessed via bedroom doors, which requires structural assessment for weathering, safety, and rot.
- Dormant Heating Infrastructure: The external boiler house contains an old oil-fired boiler measuring 6x6 feet, which is likely obsolete and will need complete replacement.
- Damp Risk in Vacancy: Given that the property requires complete internal renovation and may have stood vacant, buyers should check thoroughly for damp, mould, and timber decay.
- Auction Purchase Risks: Buying via auction typically requires unconditional contracts and a non-refundable deposit upon the fall of the hammer, eliminating standard mortgage contingencies.
- Structural Verification Needed: Due to the block construction age dating back to circa 1980, a comprehensive structural survey is essential to identify any hidden defects.
- Narrow Access Roads: Being located at the end of a quiet baureen road, large construction and delivery vehicles may face access challenges during renovation works.
- Electrical System Overhaul: The utility room houses the main electric fuse box, which should be inspected by a certified electrician to ensure compliance with modern standards.
- Roof and Slate Condition: The slated roof structure must be inspected by a roofing professional to check for slipped slates, felt degradation, and timber rafter soundness.
- Exterior Render Maintenance: The rendered exterior shows signs of age and weathering, meaning external repairs, cleaning, or re-rendering will likely be required.
- Boundary Clarification: The exact boundaries of the 1.48-acre site and any associated rights of way along the baureen road should be carefully verified by legal counsel.
- Planning Restrictions: Acquiring additional neighbouring wooded lands for potential development would require navigating local rural housing planning policies and restrictions.
- Renovation Budget Overruns: Major rural renovation projects frequently encounter unforeseen structural or infrastructural costs, making contingency budgeting essential for buyers.
- Financing Complexities: Securing standard mortgage finance on a property requiring complete renovation can be challenging without specialized lender products or cash reserves.
- Isolated Winter Conditions: The rural, tree-surrounded setting at the end of a no-through road could experience difficult driving conditions during severe winter weather events.
Price positioning
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- The asking price appears somewhat undervalued given the generous floor area and substantial 1.48-acre mature site, although extensive renovation works are required across the entire dwelling to bring it up to modern habitable standards.
- Valuation signals are tempered by the poor E1 energy rating, single-glazed windows, and outdated mechanical services, which will demand significant capital expenditure from prospective buyers before occupation.
- Support for this price point rests on the private rural setting close to Moycullen and Galway City, while downside risks include unexpected structural defects uncovered during refurbishment.
- The recent price reduction of twenty thousand euros indicates realistic vendor expectations ahead of the auction, potentially stimulating competitive bidding among developers and owner-occupiers seeking a renovation project.
Build Analysis
What we know from similar construction types
- The property is of block construction dating back to circa 1980, featuring a rendered exterior, a slated roof, and single-glazed teak windows and doors.
- The listing explicitly states that the house requires complete renovation inside, indicating potential issues with damp, outdated services, and structural wear.
- Buyers should investigate the condition of the septic tank drainage system located within the site to ensure it meets current environmental standards.
- The water supply currently relies on an historic well or available mains water in the roadway, which should be inspected for adequacy and connection feasibility.
- The presence of single-glazed windows and older construction methods contribute to significant thermal inefficiencies.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the property's E1 BER rating, floor area of approximately 248 square meters, and requirement for complete internal renovation, a comprehensive deep retrofit is estimated to cost between €100,000 and €140,000.
- This estimated cost includes upgrading to double or triple-glazed windows and exterior doors, external wall insulation, roof insulation, complete heating system replacement (such as installing a heat pump), and modernizing electrical and plumbing systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,000 euro to 4,000 euro per year.
- Explanation: The property has a poor BER rating of E1 and a large floor area of approximately 248 square meters, combined with single-glazed windows and the need for complete renovation, which will result in very high energy consumption until significant thermal upgrades are carried out.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in the Moycullen area of County Galway, benefiting from a private inland setting surrounded by mature trees on a generous elevated site.
- Official mapping indicates that the property is located away from known high-risk flood zones associated with major regional watercourses.
- While the home is not directly threatened by mapped river or coastal flooding, local drainage should be checked given the surrounding rural topography.
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 Ballynahalla 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: €2,750 — 1% of €275,000.
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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 euro to 3,000 euro plus VAT, depending on the practice and complexity of conveyancing.
- Land registration fees: approximately 400 euro to 800 euro for property registration and registry mapping fees.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage or independent valuation report.
- Surveyor fees: approximately 1,000 euro to 1,500 euro, particularly important given the large floor area and the need for complete renovation.
- Annual home insurance: approximately 500 euro to 1,000 euro per year, varying significantly based on the property's condition and rebuilding costs.
Forum Talk
What people are saying about this area
- Moycullen has seen steady demand from buyers seeking rural or semi-rural family homes within commuting distance of Galway City.
- Residents often discuss the charm of local amenities, proximity to Lough Corrib, and the growing selection of shops and schools in Moycullen village.
- Traffic congestion during peak commuting hours along the main routes toward Galway City is a common topic in local forums.
- Buyers in rural parts of Moycullen frequently discuss considerations related to private septic tanks and individual water sources or local connections.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires complete renovation inside, featuring single-glazed windows and a septic tank system, which presents safety hazards and substantial work before young children can comfortably move in. The nearest national school is located less than 4 miles away.
- Teenagers5/10
With five bedrooms and a spacious 1.48-acre site, there is plenty of physical room for teenagers. However, the remote, quiet baureen road setting means teenagers will lack independent access to public transport, nightlife, or spontaneous social hangouts without relying on parents for lifts.
- Multi-generational Living5/10
The house offers five double bedrooms and a generous floor area of approximately 248 square metres, giving multiple generations ample personal space. However, the lack of separate self-contained annexes and the need for comprehensive internal renovation mean adapting the layout requires significant capital and planning.
- Single Buyers2/10
A large five-bedroom home requiring total internal renovation is rarely suitable for a single buyer due to high upfront repair costs, extensive ongoing maintenance on a 1.48-acre plot, and the isolated rural location far from urban social scenes.
- Couples4/10
Couples looking for a project will find potential in the spacious layout and mature setting. However, taking on a complete renovation project in a rural area requires a high tolerance for stress, construction management, and substantial financial investment beyond the asking price.
- Empty Nesters4/10
While the single-story elements and sprawling site offer peaceful retirement potential, a five-bedroom home in need of complete gutting and modernization is excessive and demanding for empty nesters seeking low-maintenance living.
- Retirees3/10
The property features older facilities, single-glazed joinery, and requires extensive refurbishment. Managing a large 1.48-acre mature wooded site and a massive house becomes increasingly challenging for retirees as they age in place.
Work
3 areas- Remote Working6/10
The quiet rural setting provides a distraction-free home office environment, but buyers should investigate and verify local broadband speeds and fiber availability before committing.
- Hybrid Commuting5/10
Located about 10 to 13 miles from Galway City, hybrid commuting is viable via car, though the rural start point adds travel time during peak hours.
- Retired5/10
While peaceful and private for retirees, the heavy maintenance burden of a 1.48-acre wooded site and a completely derelict-state interior requires careful consideration.
Practical
8 areas- Ageing in Place4/10
While the layout features ground-floor accessibility potential, the property requires complete renovation and upgrading of all building services to accommodate comfortable long-term living.
- Low Maintenance1/10
Requiring complete internal renovation, featuring single-glazed windows and doors, a septic tank, and a 1.48-acre mature wooded site, this property demands high ongoing maintenance.
- Secure Gated Entry3/10
The property has a driveway leading from a quiet baureen road, but lacks automated security gates or formal perimeter fencing, which buyers should verify.
- Minimalist Design3/10
The existing structure is a traditional 1980s block-built home with compartmentalized rooms, requiring major architectural redesign to achieve a clean, minimalist aesthetic.
- Flexible Floor Plans7/10
With approximately 248 square meters of floor space, including multiple reception rooms and five bedrooms, the footprint offers extensive layout flexibility during a renovation.
- Heritage Home2/10
Originally constructed circa 1980, the property is a modern block-built bungalow style rather than a protected or historic period heritage home.
- Ecological Setup4/10
The property relies on a septic tank and a historic well or mains water connection, carrying an E1 BER rating that necessitates comprehensive energy efficiency upgrades.
- Outdoor areas9/10
Set on a generous 1.48-acre mature site with extensive concrete parking areas, trees, and privacy, the outdoor space is vast and full of potential.
Interests
9 areas- Gardening9/10
The 1.48-acre mature site surrounded by trees provides an exceptional canvas for keen gardeners to landscape, plant, and cultivate outdoor spaces.
- Walking8/10
Positioned on a quiet baureen road in a scenic rural area near Lough Corrib, the location is ideal for countryside walks and hiking enthusiasts.
- Gym2/10
There are no commercial gym facilities within walking distance, requiring a drive into Moycullen or Galway City for structured fitness classes or gym access.
- Cycling7/10
The surrounding rural roads offer scenic cycling routes, though narrow country lanes and traffic speeds on main approach roads require vigilance.
- Golf6/10
The location puts you within reasonable driving distance of regional golf courses in County Galway, though none are immediately adjacent.
- Fishing9/10
The property benefits from excellent proximity to Lough Corrib, making it a dream location for freshwater and game fishing enthusiasts.
- Horse Riding7/10
The rural setting and quiet local roads, combined with the large site size, make it potentially suitable for equestrian enthusiasts, subject to verifying local stabling or paddock arrangements.
- Water Sports8/10
Close proximity to Lough Corrib provides fantastic opportunities for boating, kayaking, and various freshwater water sports.
- Entertaining6/10
While the split-level sitting room and extensive grounds offer great potential for hosting guests, the house currently requires complete internal renovation before it is fit for social gatherings.
Lifestyle
5 areas- Quiet Living10/10
Situated at the end of a quiet baureen road on a no-through road surrounded by mature trees, the property offers supreme peace, quiet, and privacy away from city noise.
- Rural Living10/10
Nestled on a 1.48-acre site surrounded by mature trees and abundant wildlife, this location provides a classic, authentic rural Irish countryside experience.
- Village Living7/10
The property is located about 2.5 miles from Moycullen village, giving convenient access to local shops, pubs, and a growing range of community amenities while retaining its rural isolation.
- Coastal Living3/10
While the area benefits from good access to Lough Corrib, the property is inland in Moycullen and does not offer coastal views or direct marine proximity.
- Urban Living2/10
Located 10 to 13 miles from Galway City, this is strictly a rural retreat rather than an urban home, requiring a car for all city amenities and services.
Social
6 areas- Community Involvement7/10
Proximity to Tullokyne and Moycullen village allows for active participation in local community groups, parish life, and rural clubs.
- Café Culture4/10
Moycullen village offers local cafes, but true urban café culture requires traveling into Galway City.
- Nightlife2/10
The immediate area is strictly rural and quiet, offering local village pubs but virtually no nightlife without heading into Galway City.
- Health/Wellness groups4/10
Local wellness classes may be found in Moycullen village, but specialized groups or studios will necessitate trips into the regional capital.
- Networking Opportunities2/10
Professional networking is sparse in this rural location, requiring travel into Galway City's commercial hubs.
- Tech-Hub Connectivity2/10
The property is located in a rural countryside setting far from established tech hubs, making local tech networking non-existent.
Listing information
- Agent
- Spencer Auctioneers
- Phone
- 091 552 999
- Current status
- active
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-A0488CHouseDelve · 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.