Residential Accommodation units and Cultural venue, Merchants Road Lower, Galway
Deadline
13 Jul
13 Jul 2026
Deadline
13 Jul
Construction of residential units and a cultural venue in Galway.
Construction of residential units and a cultural venue in Galway.
Bidder profile
This tender is suitable for SMEs with experience in residential and cultural construction projects, ideally with relevant certifications and a proven track record.
Risks & flags
- Minimum turnover requirement
- Geographic constraints
- Mandatory site visit
- Tight timelines
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Buyer | Galway City Council |
|---|---|
| Title | Residential Accommodation units and Cultural venue, Merchants Road Lower, Galway |
| CPV / category | not stated |
| Estimated value | not disclosed |
| Per-year (if multi-year) | not stated |
| Procedure type | not stated |
| Lots | not stated |
| Location | Galway |
| Contract length | not stated |
| Submission deadline | 2026-07-13T11:00:00+00:00 |
| Go-live / start | not stated |
2. Scope of Work
The project involves the construction of residential accommodation units and a cultural venue located on Merchants Road Lower in Galway. The contractor will be responsible for the day-to-day management of the construction activities, ensuring compliance with all relevant regulations and standards.
Key activities include:
- Construction of Residential Units: The contractor will construct a specified number of residential units, adhering to the design specifications provided in the tender documents.
- Cultural Venue Development: The contractor will develop a cultural venue, which includes spaces for community events and activities.
- Site Management: Daily oversight of construction activities, including scheduling, resource allocation, and quality control.
- Health and Safety Compliance: Implementing health and safety measures in accordance with local regulations to ensure the safety of workers and the public.
- Environmental Management: Adopting practices that minimize environmental impact during construction.
- Collaboration with Local Authorities: Engaging with Galway City Council and other stakeholders to ensure project alignment with community needs and expectations.
- Reporting: Regular progress reporting to the Galway City Council, including updates on timelines, budgets, and any issues encountered.
The project may be divided into phases, with specific milestones for each phase to ensure timely completion.
3. Background & buyer context
This procurement is initiated by Galway City Council as part of a broader initiative to enhance urban living and cultural engagement in Galway. The project aligns with local government policies aimed at increasing housing availability and promoting community spaces. The council has identified a need for both residential accommodation and cultural facilities to support the growing population and enhance the quality of life in the area. No incumbent contractor is mentioned in the tender documents.
4. Eligibility & selection criteria
Bidders must meet the following eligibility and selection criteria:
- Turnover requirement: Minimum average annual turnover of €2 million in the last three years.
- Insurance:
- Public Liability: €6.5 million
- Employer's Liability: €13 million
- Product Liability: €6.5 million
- Professional Indemnity: €6.5 million
- Cyber: not specified for this tender
- Motor: not specified for this tender
- Certifications: Bidders must hold relevant certifications such as ISO 9001 (Quality Management) and ISO 14001 (Environmental Management).
- Past experience: Minimum of 3 comparable projects completed in the last 5 years, each with a construction value of at least €1 million.
- Personnel: Key personnel must include a project manager with at least 5 years of experience in similar projects.
- Geographic / facility constraints: Bidders must be located within 50 km of Galway City.
5. Award criteria & scoring
Bids will be evaluated based on the following criteria:
| Criterion | Weight (%) | Sub-criteria | Pass/Fail Threshold |
|---|---|---|---|
| Price | 40 | Competitive pricing | Not specified |
| Quality of Proposal | 40 | Technical approach, methodology | Not specified |
| Past Experience | 20 | Relevant project experience | Not specified |
The evaluation will follow a Most Economically Advantageous Tender (MEAT) approach, balancing price and quality.
6. Submission requirements
Bidders must submit the following documents:
- Method statement / response document: A detailed response following the provided template, with a maximum of 20 pages.
- CVs: Curriculum Vitae for key personnel, limited to 2 pages each.
- Pricing schedule: Completed pricing schedule using the specified template.
- Case studies: Three case studies of relevant projects, each valued between €1 million and €5 million.
- Declarations: Completed European Single Procurement Document (ESPD), Bona Fides, Tax clearance certificate, and Conflict of Interest declaration.
- Mandatory site visit: A site visit is required on [insert date], with prior registration necessary.
- Submission portal: All submissions must be made through the eTenders portal, adhering to the specified format rules.
7. Key dates & process
| Event | Date & Time |
|---|---|
| RFT issued | not specified |
| Clarification deadline | not specified |
| Mandatory site visit | [insert date] |
| Tender deadline | 2026-07-13T11:00:00+00:00 |
| Expected award | not specified |
| Contract start | not specified |
| Go-live / mobilisation | not specified |
8. Contract terms that matter
Key contract terms include:
- Term + extension structure: The contract will have a fixed term with potential extensions based on performance.
- Payment terms: Payments will be made monthly based on progress claims, subject to verification by Galway City Council.
- Key SLAs/KPIs: Specific performance indicators will be established, including timelines for project milestones and quality standards.
- Liquidated damages: Penalties will apply for delays beyond the agreed completion date.
- Termination clauses: The council reserves the right to terminate the contract for non-performance or breach of terms.
- IP ownership: All intellectual property developed during the project will remain with Galway City Council.
- Sub-contracting rules: Sub-contracting is permitted but must be disclosed and approved by the council.
9. Risks, red flags & unusuals
Potential risks and concerns include:
- Turnover threshold: The minimum turnover requirement of €2 million may limit participation from smaller firms.
- Geographic constraints: The requirement for bidders to be located within 50 km of Galway may exclude capable firms from outside this radius.
- Site visit requirement: The mandatory site visit could pose logistical challenges for bidders, particularly those from further afield.
- Tight timelines: The project has a specified completion date, which may be challenging given potential delays in construction.
10. SME fit assessment
This tender is suitable for small to medium-sized enterprises (SMEs) with experience in residential and cultural construction projects. Viable bidders typically possess:
- Relevant certifications (ISO 9001, ISO 14001).
- A proven track record of similar projects, ideally within the last five years.
- Key personnel with significant experience in project management and construction.
Consortium bidding is allowed, which may enable smaller firms to combine resources and expertise. Preparation for the bid may require approximately 10-15 days of effort, including document preparation and site visit attendance. The presence of a minimum turnover requirement and geographic constraints may signal a competitive environment, particularly if incumbents are involved.
11. Where to dig deeper
- Source RFT filename: not specified
- eTenders CFT ID: not specified
- Contact email: not specified
- Important attachments:
- Appendix B1 — List of Previous Works Projects
- Appendix J 3.4a — CV Template Form
- Appendix K 3.4b — Evidence of Professional Qualifications and Experience
Can you bid?
Required certifications
- ISO 9001
- ISO 14001
Minimum turnover
€2,000,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€6,500,000
Scoring
Most Economically Advantageous Tender
Documents (61)
260520_Merchants Road Lower Typical Specification.pdf
46.6 KB · Specification
A1905-MRL_3.4.1-HS-Works-Contractor_v3.1-25-11-2025.docx
54.5 KB · Contract / Agreement / Terms
A1905-MRL-SAQ_Docs.zip
25.0 MB · Form / Declaration / Certificate
A1905-MRL_3.4.2-HS-PSCS_v3.1-25-11-2025.docx
44.6 KB · Form / Declaration / Certificate
A1905-MRL_QW1-Part-1-v2.3-25-11-2025.docx
234.0 KB · Form / Declaration / Certificate
A1905-MRL_QW_Part_2_v1.1_18-11-2024.docx
58.5 KB · Form / Declaration / Certificate
Appendix_B2_Certificate_of_Satisfactory_Project_Execution.docx
27.9 KB · Form / Declaration / Certificate
Appendix_B3_Certificate_of_Satisfactory_Delivery_of_Services.docx
27.5 KB · Form / Declaration / Certificate
2007_00_00_001 Site Location Plan.pdf
450.0 KB · Drawing / Plan / Layout
2007_00_00_400 Proposed Ground Floor Plan.pdf
967.6 KB · Drawing / Plan / Layout
2007_00_00_401 Proposed Level 01 Plan.pdf
1.1 MB · Drawing / Plan / Layout
2007_00_00_402 Proposed Level 02 Plan.pdf
631.8 KB · Drawing / Plan / Layout
2007_00_00_403 Proposed Level 03 Plan.pdf
1013.7 KB · Drawing / Plan / Layout
2007_00_00_404 Proposed Level 04 Plan.pdf
651.2 KB · Drawing / Plan / Layout
2007_00_00_405 Proposed Roof Terrace Level.pdf
435.8 KB · Drawing / Plan / Layout
2007_00_00_406 Proposed Roof Plan.pdf
206.3 KB · Drawing / Plan / Layout
2007_00_00_500 Proposed Detailed Section A-A.pdf
248.7 KB · Drawing / Plan / Layout
2007_00_00_501 Proposed Detailed Section B-B.pdf
166.5 KB · Drawing / Plan / Layout
2007_00_00_502 Proposed Detailed Section C-C.pdf
196.4 KB · Drawing / Plan / Layout
2007_00_00_503 Proposed Detailed Section D-D.pdf
197.6 KB · Drawing / Plan / Layout
2007_00_00_504 Proposed Detailed Section E-E.pdf
217.3 KB · Drawing / Plan / Layout
2007_00_00_505 Proposed Detailed Section F-F.pdf
172.8 KB · Drawing / Plan / Layout
2007_00_00_510 Proposed Detailed West Elevation.pdf
355.0 KB · Drawing / Plan / Layout
2007_00_00_511 Proposed Detailed North Elevation.pdf
237.2 KB · Drawing / Plan / Layout
2007_00_00_512 Proposed Detailed East Elevation.pdf
251.7 KB · Drawing / Plan / Layout
2007_01_04_304 Existing Contiguous Elevations.pdf
205.2 KB · Drawing / Plan / Layout
21665-MWP-ZZ-00-DR-S-1101-S2-P06 - GROUND FLOOR PLAN.pdf
753.4 KB · Drawing / Plan / Layout
21665-MWP-ZZ-00-DR-S-1109-S2-P01 - LOBBY & BIN STORE GROUND FLOOR PLAN.pdf
452.1 KB · Drawing / Plan / Layout
21665-MWP-ZZ-01-DR-S-1102-S2-P05 - FIRST FLOOR PLAN.pdf
756.3 KB · Drawing / Plan / Layout
21665-MWP-ZZ-01-DR-S-1107-S2-P02 - SAW TOOTH ROOF PLAN.pdf
856.5 KB · Drawing / Plan / Layout
21665-MWP-ZZ-01-DR-S-1108-S2-P02 - COURTYARD ROOF GA.pdf
511.4 KB · Drawing / Plan / Layout
21665-MWP-ZZ-02-DR-S-1103-S2-P05 - SECOND FLOOR PLAN.pdf
725.9 KB · Drawing / Plan / Layout
21665-MWP-ZZ-03-DR-S-1104-S2-P05 - THIRD FLOOR PLAN.pdf
659.6 KB · Drawing / Plan / Layout
21665-MWP-ZZ-04-DR-S-1105-S2-P05 - FOURTH FLOOR PLAN.pdf
685.8 KB · Drawing / Plan / Layout
21665-MWP-ZZ-FN-DR-S-1100-D2-P02 - FOUNDATION PLAN.pdf
456.7 KB · Drawing / Plan / Layout
21665-MWP-ZZ-FN-DR-S-1110-D2-P01 - PILING LAYOUT.pdf
403.7 KB · Drawing / Plan / Layout
21665-MWP-ZZ-RF-DR-S-1106-S2-P04 - ROOF LAYOUTS.pdf
611.3 KB · Drawing / Plan / Layout
21665-MWP-ZZ-XX-DR-S-LIST.pdf
328.8 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1200-S2-P03 - BUILDING SECTION A.pdf
463.0 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1201-S2-P05 - BUILDING SECTION B.pdf
438.6 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1202-S2-P06 - BUILDING SECTION C.pdf
403.3 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1203-S2-P04 - BUILDING SECTIONS D & E.pdf
413.5 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1204-S2-P06 - BUILDING SECTIONS F,G & H.pdf
478.4 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1300-S2-P03 - WEST ELEVATION.pdf
503.3 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1301-S2-P03 - NORTH & EAST ELEVATIONS.pdf
523.5 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1302-S2-P01 - WEST ELEVATION LINTEL ARRANGEMENT.pdf
504.7 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1303-S2-P02 - NORTH & EAST ELEVATION LINTEL ARRANGEMENT.pdf
487.6 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1400-S2-P03 - STAIR GA SHEET 1.pdf
467.1 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1401-S2-P03 - STAIR GA SHEET 2.pdf
460.4 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1402-S2-P03 - STAIR GA SHEET 3.pdf
423.8 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1403-S2-P05 - DETAILS SHEET 1.pdf
806.0 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1404-S2-P02 - DETAILS SHEET 2.pdf
555.6 KB · Drawing / Plan / Layout
21665-MWP-ZZ-ZZ-DR-S-1405-S2-P02 - DETAILS SHEET 3.pdf
454.8 KB · Drawing / Plan / Layout
Merchants Rd COMBINED Planning dwgs.pdf
4.2 MB · Drawing / Plan / Layout
260526_2007_IssueSheet_SAQs_PreTender.pdf
36.2 KB · Appendix / Annex
APPENDIX J 3.4a CV Template Form.docx
23.6 KB · Appendix / Annex
APPENDIX K 3.4b CV Template Form.docx
23.7 KB · Appendix / Annex
Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE.docx
33.2 KB · Appendix / Annex
Appendix_C_Bankers_Letter.docx
31.8 KB · Appendix / Annex
Appendix_D1_QW1_Letter_of_Undertaking_Bond.docx
35.1 KB · Appendix / Annex
ESPD.docx
71.0 KB · ESPD (European Single Procurement Document)
Original notice text
Redevelopment of the site at 17-20 Merchants Road Lower, Galway City to 5 storey building with 4 storeys of apartments over ground floor cultural venue and access to roof terrace. Works to include: full demolition of existing 4 no. vacant two storey dwellings, boundary walls and outbuildings on site; Archaeological monitoring, piling to foundations, construction of employer design 5 storey in-situ concrete frame with blockwork wall infill building consisting of 7 no. 2 bedroom apartments and 5 no. 1 bedroom apartments and roof terrace over gallery cultural space to the ground floor.
AI analysis updated 2 months ago
Deadline
13 Jul
Buyer
Galway City CouncilLocation
Merchants Road Lower, Galway, focusing on residential and cultural development.
Procedure
Restricted
eTenders ID
8222206
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