Photograph 1 of 16 of 17 Glenhilton, Herbert Road, Bray, Wicklow
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17 Glenhilton, Herbert Road, Bray, WicklowA98H019

€395,000

2 Bed~2 Bath~62 m²~BER D1

What you'll like:

  • Desirable Bray Location: Positioned on Herbert Road in a sought-after development, ensuring strong long-term capital appreciation potential and steady rental demand for investors.
  • Proximity To Town Centre: Situated extremely close to Bray town centre, offering effortless access to local shops, supermarkets, and essential daily conveniences.
  • Coastal Lifestyle Access: Residents enjoy easy proximity to the famous Bray seafront and scenic cliff walk, perfect for weekend leisure and outdoor activities.
  • Turnkey Condition: Presented in beautifully maintained condition throughout, allowing a new owner to move in immediately without undertaking costly or stressful renovations.
  • Two Comfortable Bedrooms: Features two well-proportioned bedrooms providing flexible accommodation options for first-time buyers, professional couples, or small sharing households.
  • Convenient Ensuite Facility: Includes a dedicated ensuite bathroom attached to the main bedroom, enhancing daily privacy and overall household convenience.
  • Newly Fitted Bathroom: Benefits from a freshly updated main bathroom featuring contemporary fixtures and finishes, eliminating near-term modernization expenses for the buyer.
  • Modern Flooring Installed: Brand new flooring has been fitted throughout the property, delivering a cohesive, stylish, and clean aesthetic from day one.
  • Scenic Mountain Views: Offers pleasant views of the surrounding mountains, providing a tranquil natural backdrop and enhancing the overall living experience.
  • Designated Parking Space: Includes secure designated parking on-site, removing the daily frustration of searching for street parking in a busy urban area.
  • Excellent Starter Home: Represents an ideal, manageable entry point into the property market for first-time buyers seeking quality housing in Wicklow.
  • Strong Investment Appeal: Highly attractive to potential tenants due to location and condition, making it a viable addition to a residential property portfolio.
  • Bright Interior Layout: Designed to maximize natural light across the sixty-two square meters, creating an airy and welcoming ambiance in the primary living spaces.
  • Established Neighborhood: Located within a recognized and popular residential development known for community stability and consistent local property standards.
  • Public Transport Links: Benefits from close proximity to local bus routes and the Bray DART station, facilitating straightforward commuting into Dublin city centre.
  • Leisure Amenities Nearby: Surrounded by local parks, sporting clubs, and recreational facilities, supporting an active and balanced lifestyle for future residents.
  • Manageable Floor Area: The compact sixty-two square meter layout ensures low utility consumption and minimal domestic cleaning and maintenance overheads.
  • Clear BER Rating Provided: Comes with an explicit D1 energy rating and a registered certificate number, allowing buyers to plan future energy efficiency upgrades.
  • Professional Presentation: Marketed with clear styling that demonstrates the structural viability and spatial capacity of every room for interested purchasers.
  • Immediate Availability: Offered for sale without complex chain constraints, potentially enabling a smoother and faster closing process for motivated buyers.

But keep in mind:

  • Suboptimal BER Rating: Holds a D1 energy rating, which indicates poor thermal efficiency and suggests that significant insulation upgrades will be required.
  • Electric Heating System: Relies on electric heating, which can result in higher monthly utility bills compared to modern gas or heat pump alternatives.
  • Annual Management Fees: Subject to recurring management fees of one thousand five hundred fifty euros per year, which will directly impact ongoing holding costs.
  • Limited Floor Space: Offers a modest total floor area of sixty-two square meters, potentially feeling restricted for growing families or buyers needing extensive storage.
  • Management Fee Increases: Buyers should verify whether the management company has planned future service charge hikes or levied recent special assessments.
  • Communal Area Maintenance: The long-term condition of the development depends entirely on the management company's upkeep of shared grounds and parking zones.
  • Potential Rent Pressure Zone: Being located in a designated high-demand area, buyers intending to let should investigate applicable local rent restriction regulations.
  • Lack of Private Garden: The property does not feature a private back garden, offering only shared or communal outdoor space for residents.
  • High Electricity Costs: Electric heating systems may struggle to maintain consistent ambient temperatures cost-effectively during severe winter weather conditions.
  • Sinking Fund Health: Purchasers must instruct their solicitor to thoroughly review the management company accounts to ensure adequate reserves in the sinking fund.
  • Parking Policy Enforcement: Buyers with multiple vehicles should verify guest parking rules and towing policies within the designated development grounds.
  • Sound Insulation Limits: Attached or multi-unit developments can occasionally suffer from sound transmission between neighboring properties, requiring careful acoustic checks.
  • Window Glazing Efficiency: The D1 energy rating suggests existing windows may be older double glazing that could benefit from modern thermal replacements.
  • Ventilation and Condensation: Compact apartments with electric heating can sometimes experience indoor humidity issues; buyers should inspect for past mold remediation.
  • Water Pressure Verification: Buyers should test the hot water system and shower pressure during a viewing to ensure the newly fitted bathroom functions optimally.
  • Appliance Age and Warranty: The operational lifespan of included kitchen and electrical appliances should be formally verified before finalizing the purchase contract.
  • Future Expansion Limits: Due to the apartment-style layout, there is virtually no scope for physical structural extensions or major architectural alterations.
  • Couch and Furniture Sizing: The compact sixty-two square meter footprint requires careful measurement to ensure standard furniture fits comfortably without overcrowding rooms.
  • Local Traffic Congestion: Herbert Road and surrounding Bray approach routes can experience heavy peak-hour traffic delays affecting morning and evening commutes.
  • Insurance Premium Factors: Properties with specific heating types or historical management structures may occasionally attract higher multi-risk building insurance quotes.

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 appears modestly elevated relative to typical historical benchmarks for similar units in the immediate development, suggesting a starting figure positioned somewhat above established local norms for standard two-bedroom layouts.
  • Valuation signals indicate upward pressure driven by recent cosmetic upgrades, new flooring, and a newly fitted bathroom, though these improvements must be weighed against a relatively modest floor area of sixty-two square metres.
  • Support for this price point relies heavily on ongoing buyer demand in Bray and secure parking benefits, whereas potential overvaluation risks could be undermined by the D1 energy rating and annual management fees of one thousand five hundred fifty euros.
  • Additional market relevance stems from the wider regional appreciation trends across Co Wicklow, which generally support competitive entry-level pricing despite lingering energy efficiency concerns associated with older building management structures.

Build Analysis

What we know from similar construction types

  • The property has a floor area of 62 square meters, featuring two bedrooms and two bathrooms within a development setting.
  • The listing notes recent upgrades including a newly fitted bathroom and new flooring throughout.
  • Heating is provided by electric systems, which a buyer should inspect for efficiency and running costs given the current energy rating.
  • Management fees are listed at €1,550 per annum, so buyers should investigate what services, insurance, and maintenance are covered by this charge.
  • A buyer should verify the sound insulation between adjoining units and check the status of any communal facilities or parking allocations.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a BER rating of D1, which falls into the D to G category requiring a deep-retrofit estimate.
  • A comprehensive deep retrofit to bring the property to a B2 rating or higher could cost approximately €30,000 to €45,000.
  • The cost reflects the need to upgrade the electric heating system to a more efficient heat pump or modern alternatives, improve internal or external insulation, and potentially upgrade windows and doors to enhance energy performance.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately €1,200 to €1,600
  • Explanation: Given the property has a D1 BER rating and an area of 62 m² with electric heating, energy consumption is likely to be moderate to high compared to more modern, energy-efficient homes.

Pollution Safe

8/10

Environmental situation to investigate

  • The area is predominantly residential, showing low apparent proximity to heavy industrial pollution sources or active large-scale incinerators.
  • Any historical land uses or legacy industrial sites in the wider Bray region should be independently verified by prospective buyers if of concern.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated in an established residential setting elevated above immediate coastal flood zones, suggesting a generally low likelihood of direct flooding.
  • Buyers should review local authority flood maps to verify surface water or localized drainage patterns during extreme weather events.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 2 GLENHILTON, HERBERT RD, BRAY

    Sale date
    Declared sale price
    €410,000.00
  • APT 12, GLENHILTON, HERBERT RD

    Sale date
    Declared sale price
    €370,000.00
  • 4 GLENHILTON, HERBERT RD, BRAY

    Sale date
    Declared sale price
    €325,000.00
  • 11 GLENHILTON, HERBERT RD, BRAY

    Sale date
    Declared sale price
    €309,500.00
  • 17 GLENHILTON, HERBERT RD, BRAY

    Sale date
    Declared sale price
    €330,000.00

Recent sales in the wider Bray area

  • 88 OLDCOURT GROVE, BOGHALL RD, BRAY

    Sale date
    Declared sale price
    €440,000.00
  • 24 SEAPOINT COURT, BRAY, CO WICKLOW

    Sale date
    Declared sale price
    €694,000.00
  • 71 HEADLANDS, PUTLAND ROAD, BRAY

    Sale date
    Declared sale price
    €525,000.00
  • 75 LA VALLEE, UPPER DARGLE RD, BRAY

    Sale date
    Declared sale price
    €430,000.00
  • 18 UPPER DARGLE RD, BRAY, WICKLOW

    Sale date
    Declared sale price
    €300,000.00

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

  • 17 GLENHILTON, HERBERT RD, BRAY

    Sale date
    Declared sale price
    €330,000.00

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately €3,950 based on 1% of the asking price
  • Solicitor legal fees: approximately €1,500 to €3,000 excluding outlay and VAT
  • Land registration fees: approximately €130 to €700 depending on the application type
  • Property valuation fees: approximately €150 to €250
  • Surveyor fees: approximately €400 to €800 depending on the level of detail
  • Annual home insurance: approximately €350 to €600 depending on the policy and coverage

Forum Talk

What people are saying about this area

  • Residents in Bray frequently discuss the convenience of living close to the town centre and the scenic seafront amenities.
  • Local community forums often highlight traffic management and parking as key talking points around Herbert Road and surrounding access routes.
  • The ongoing demand for well-maintained apartments and multi-unit developments in Bray remains a common topic among first-time buyers.
  • Discussions regarding local management companies and annual service charges are typical for apartment developments in the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    With two bedrooms, this property is suitable for a small family with a single young child, though space is somewhat compact at 62 square metres.

    6/10
  • Teenagers

    Two bedrooms and limited overall floor area mean privacy and independent space for teenagers would be quite restricted.

    4/10
  • Multi-generational Living

    The 62 square metre floor area and two-bathroom setup lack the separation and capacity required for multi-generational living.

    2/10
  • Single Buyers

    An ideal setup for a single buyer looking for a manageable, well-presented two-bedroom home close to town amenities.

    9/10
  • Couples

    Provides comfortable accommodation for a couple, featuring an ensuite master bedroom and a newly fitted main bathroom.

    8/10
  • Empty Nesters

    Low-maintenance apartment-style living close to Bray town centre makes this an appealing option for downsizers.

    8/10
  • Retirees

    Convenient location near local amenities, but buyers should verify stair access or lift availability within the Glenhilton development for long-term comfort.

    7/10

Work

3 areas
  • Remote Working

    Two bedrooms allow for one to be easily converted into a dedicated home office, though buyers should verify broadband speeds.

    7/10
  • Hybrid Commuting

    Conveniently located for commuting from Bray, which benefits from DART and bus services to Dublin.

    8/10
  • Retired

    Low-maintenance living with local amenities nearby makes this a practical choice for retirees.

    8/10

Practical

8 areas
  • Ageing in Place

    Single-level apartment living is generally suited to ageing in place, but buyers must verify if stair or elevator access is required to reach the property.

    6/10
  • Low Maintenance

    Being a managed development with an annual fee of €1,550, exterior maintenance is largely taken care of.

    9/10
  • Secure Gated Entry

    The listing notes designated parking and a desirable development setting, but buyers should verify specific security measures such as gated entry.

    5/10
  • Minimalist Design

    The compact 62 m² layout and newly finished interior lend themselves well to a streamlined, minimalist lifestyle.

    8/10
  • Flexible Floor Plans

    Standard two-bedroom apartment layout with limited scope for major structural reconfiguration.

    6/10
  • Heritage Home

    This is a modern, recently updated development rather than a period or heritage property.

    1/10
  • Ecological Setup

    The property carries a D1 BER rating, suggesting that energy efficiency upgrades could be explored by the buyer.

    5/10
  • Outdoor areas

    Includes designated parking and scenic mountain views, but private outdoor garden space is limited.

    4/10

Interests

9 areas
  • Gardening

    As an apartment or managed development property, private outdoor garden space is minimal or absent.

    2/10
  • Walking

    Fantastic location for walking enthusiasts, with Bray seafront, town amenities, and nearby mountain views all within reach.

    9/10
  • Gym

    Bray town centre offers a variety of local fitness facilities and gyms within a reasonable distance.

    7/10
  • Cycling

    The coastal and suburban location offers good cycling routes along the seafront and surrounding areas.

    7/10
  • Golf

    Bray and the surrounding County Wicklow area host several reputable golf clubs within a short drive.

    7/10
  • Fishing

    Coastal positioning provides access to sea angling opportunities along the Bray coastline.

    6/10
  • Horse Riding

    While equestrian centres exist in wider Wicklow, the immediate suburban location is not tailored to horse riding.

    4/10
  • Water Sports

    Proximity to the Bray seafront makes this location highly convenient for swimming, paddleboarding, and other coastal water sports.

    8/10
  • Entertaining

    Features a stylish, beautifully presented interior and open-plan feel, though the 62 m² size restricts large gatherings.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Set within a popular residential development with mountain views, offering a relatively peaceful environment while remaining close to town.

    7/10
  • Rural Living

    This is an urban-adjacent development close to Bray town centre, far removed from rural or countryside living.

    3/10
  • Village Living

    Proximity to local shops and Bray town centre offers a community-oriented, accessible neighbourhood feel.

    6/10
  • Coastal Living

    Bray is a well-known coastal town, and the property benefits from being close to the seafront and marine amenities.

    8/10
  • Urban Living

    Situated close to Bray town centre with excellent access to local services, shops, and transport links.

    8/10

Social

6 areas
  • Community Involvement

    Bray has a vibrant local community with active neighbourhood groups, clubs, and volunteer organisations.

    7/10
  • Café Culture

    Close proximity to Bray town centre and the seafront ensures easy access to numerous local cafés and eateries.

    8/10
  • Nightlife

    Bray offers a good selection of pubs, bars, and entertainment venues within the town and along the seafront.

    7/10
  • Health/Wellness groups

    A variety of local wellness classes, pilates & stretching groups, and sports clubs operate in the Bray area.

    7/10
  • Networking Opportunities

    While local business networks exist, residents typically commute towards larger hubs like Dublin for extensive professional networking.

    6/10
  • Tech-Hub Connectivity

    Good transport links to Dublin allow access to major tech hubs, though buyers should check local fibre broadband availability.

    6/10

Listing information

Agent
OMD Estate Agents
Phone
01 497 1004
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-473F15HouseDelve · 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.