Key Features

Constructed c. 2006
Exceptional 5 bed detached residence on c.2 acres.
Panoramic views across beautifully landscaped grounds towards Galway Bay.
Luxurious interiors featuring vaulted ceilings and high-quality finishes throughout.
Abundant natural light from the desirable southerly and westerly aspects.
Expansive outdoor patio and dining area complete with fireplace.
Turn-key, high-quality living in a peaceful setting, conveniently located near Barna Village.
Excellent proximity to Barna Golf Club, Silver Strand Beach and Barna Woods.

Property Description

O’Donnellan & Joyce are delighted to present this substantial and beautifully presented detached residence.

Forramoyle West is set on approximately 2 acres of private, landscaped grounds in the much sought-after residential area of Barna.

With an impressive BER Rating of B, generous accommodation and a unique upside-down layout designed to maximise light, views and living space, this exceptional property offers an enviable combination of accommodation, privacy and versatility.

The house extends to approximately 388 sq. m. and has been thoughtfully designed with the bedroom accommodation on the ground floor and the principal living accommodation on the first floor.

This arrangement allows the upper level to take full advantage of the property's enviable views, creating bright, spacious and exceptionally attractive living spaces.

The property is approached via a bright and spacious entrance hall, which immediately gives a sense of the generous proportions throughout the house. The hall provides access to the bedroom accommodation and the extensive range of reception and ancillary rooms on this level.

There are four bedrooms on the ground floor, offering excellent accommodation for a large family or for those who require generous guest accommodation.

The two en-suite bedrooms are particularly well appointed, providing comfortable private accommodation. The additional two double bedrooms are bright and spacious, each offering excellent proportions.

The main family bathroom serves the remaining bedrooms and is conveniently positioned off the main accommodation area.


The ground floor sitting room is particularly versatile, offering a comfortable and private space away from the principal living accommodation. It would work equally well as a family room, television room, reading room or informal entertaining space.

A dedicated study/home office provides an excellent work-from-home environment, with the flexibility to suit modern life, or could alternatively be used as a quiet study, hobby room or additional guest space.

A separate laundry room provides valuable practical space, with room for laundry appliances and additional household storage, keeping the day-to-day functions of the home neatly separate from the main living areas.

For those seeking a dedicated wellness or fitness area, the property also benefits from a gym, providing a fantastic space for home exercise without the need to leave the comfort of your home.

The first floor is the real heart of the home and is where the property's upside-down design comes into its own.

The magnificent open-plan kitchen and dining area provides a superb space for both everyday life and entertaining. The kitchen is generously proportioned, with ample built-in cabinetry, preparation areas and appliances, while the adjoining dining area comfortably accommodates a substantial dining table.

Large areas of glazing bring an abundance of natural light into this level and help establish a strong connection with the surrounding grounds and coastal landscape. The dining area provides an ideal setting for family meals, dinner parties and entertaining on a larger scale.

The impressive sitting room is a wonderfully bright and spacious room. Generous proportions allow for several seating areas, while the elevated position of the living accommodation makes the most of the property's beautiful outlook. This is a room designed for both relaxed living and entertaining.

The master bedroom suite is also located on the first floor, creating a wonderful private retreat away from the remaining bedrooms. The generous bedroom benefits from excellent natural light and ample storage space with a walk-in-wardrobe.

The first floor also includes a useful pantry, providing excellent additional storage immediately adjacent to the kitchen and helping to keep the main kitchen area uncluttered.

The grounds are undoubtedly one of the property's most impressive features. Extending to approximately 3.88 acres, the land provides an exceptional degree of privacy and space and has been beautifully landscaped and maintained.

Extensive lawns are complemented by mature planting, established borders, natural stone features and thoughtfully designed garden areas. The grounds provide an abundance of space for outdoor recreation, entertaining and relaxation, while offering enormous potential for families, gardening enthusiasts or those simply seeking a peaceful rural/coastal lifestyle.

The property also benefits from a detached outbuilding/garage, providing useful storage and practical ancillary space.

Combined with approximately 2 acres of beautifully landscaped grounds, a B-rated BER, excellent proportions and its enviable Galway coastal setting, this is a truly exceptional residence which must be viewed to be fully appreciated.

Viewing is highly recommended and guarantees not to disappoint.

Properties can be viewed on our website www.odj.ie
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For Further details please contact O’Donnellan & Joyce on 091-564212
OFFICE OPENING HOURS - MON TO FRI 9AM TO 5:30PM

NOTE: These particulars are not to be considered a formal offer. They are for information only and give a general idea of the property. They are not to be taken as forming any part of a resulting contract, nor to be relied upon as statements or representations of fact.

FLOORPLANS: The floor plan including furniture, fixture measurements and dimensions are approximate and for illustrative purposes only. The Polycam App used gives no guarantee, warranty or representation as to the accuracy and layout. All enquiries must be directed to the agent.

Whilst every care is taken in their preparation, neither O’Donnellan & Joyce Auctioneers nor the vendor accept any liability as to their accuracy. Intending purchasers must satisfy themselves by personal inspection or otherwise as to the correctness of these particulars.

No person in the employment of O’Donnellan & Joyce Auctioneers has any authority to make or give any representation or warranty whatever in relation to this property.

BER Details

BER No. 119530392

Energy Performance Indicator: 108.30 kWh/m2/yr

This property was last updated: today, 2 hours 49 minutes ago