17 Glenhilton, Herbert Road, Bray, WicklowA98H019
€365,000
2 Bed~2 Bath~62 m²~BER D1
What you'll like:
- Recent price reduction: The asking price dropped by thirty thousand euros recently, which could indicate increased seller motivation and create a more favorable negotiation environment for prospective buyers.
- Ensuite main bedroom: The main bedroom includes a private ensuite bathroom, offering added daily convenience and privacy that is particularly appealing for modern living arrangements.
- Newly fitted bathroom: The main bathroom has been newly fitted, saving the buyer immediate renovation costs and providing a fresh, contemporary aesthetic from day one.
- New flooring throughout: The entire property benefits from newly installed flooring, ensuring a clean and modern finish that eliminates the need for immediate cosmetic upgrades.
- Excellent presentation: The interior is described as beautifully presented in turnkey condition, allowing the buyer to move in immediately without undertaking significant preparatory works.
- Designated parking space: The inclusion of secure designated parking adds substantial everyday convenience and value in this popular residential development.
- Sought-after location: Situated in the desirable Glenhilton development on Herbert Road, the property enjoys a well-established and highly convenient residential setting in Bray.
- Proximity to town centre: The home is positioned close to Bray town centre, ensuring easy access to a wide variety of shops, cafes, and essential local amenities.
- Access to seafront: Residents can easily enjoy the nearby Bray seafront and its scenic walks, enhancing lifestyle appeal for outdoor enthusiasts.
- Mountain views: The property benefits from pleasant views of the mountains, adding a scenic dimension and a greater sense of openness to the home.
- Bright living spaces: The accommodation is designed to offer bright and well-proportioned rooms, creating an inviting and comfortable atmosphere throughout the interior.
- First-time buyer appeal: The combination of manageable scale, attractive presentation, and accessible pricing makes this an ideal option for those entering the property market.
- Investment potential: Given its popular location and turnkey condition, the property presents a strong rental opportunity for residential investors seeking steady tenant demand.
- Desirable layout: The functional two-bedroom and two-bathroom layout maximizes the sixty-two square meters of floor area efficiently for daily comfort.
- Well-maintained setting: The development is known for being well-kept, which helps protect long-term property values and ensures a pleasant residential environment.
- Transport links: The convenient Herbert Road location provides good connectivity to local transport networks, facilitating straightforward commutes to surrounding areas.
- Turnkey readiness: Minimal deferred maintenance is apparent from the description, allowing buyers to avoid the stress and expense of immediate repairs.
- Private facilities: Having two bathrooms in a two-bedroom property is a notable luxury that prevents morning congestion for occupants or guests.
- Strong local demand: Bray remains a consistently high-demand market due to its coastal lifestyle and commuter accessibility, supporting future asset stability.
- Realistic initial pricing: Following the recent price adjustment, the property aligns more closely with current market expectations for apartments of this size.
But keep in mind:
- D1 energy rating: The property holds a relatively poor D1 BER rating, which may lead to higher heating bills and could require future energy efficiency upgrades.
- Electric heating system: The reliance on electric heating can be less cost-effective than gas or heat pump alternatives, impacting long-term utility expenses for residents.
- Annual management fees: Ongoing management charges of one thousand five hundred fifty euros per annum will add to the fixed yearly cost of ownership.
- Compact floor area: Measuring sixty-two square meters, the property is relatively compact, which might limit long-term flexibility as household needs change over time.
- Price reduction context: The recent thirty thousand euro price drop could suggest initial overpricing by the seller or previous lack of market traction at the higher figure.
- Tracking price drops: The recorded history shows a rapid shift from a higher asking price, indicating that the seller may have misjudged initial market conditions.
- Management fee increases: Buyers should investigate whether the annual management fees are subject to regular increases or if any special levies are planned.
- Insulation verification: Due to the D1 energy rating, purchasers should verify the current level of roof and wall insulation to plan for potential upgrades.
- Window glazing check: The buyer should inspect the age and thermal efficiency of the windows, as older glazing often contributes to a low BER rating.
- Ventilation assessment: Compact properties with electric heating should be checked for adequate ventilation to prevent potential issues with condensation and indoor air quality.
- Development rules: Prospective owners should review the management company rules regarding pets, subletting, and parking restrictions before finalizing a purchase.
- Sinking fund status: Buyers need to investigate the health of the management company sinking fund to ensure adequate reserves for major structural repairs.
- Common area maintenance: It is advisable to inspect the cleanliness and upkeep of shared hallways and parking areas to gauge the management company's performance.
- Noise insulation levels: In multi-unit developments, the buyer should verify the acoustic insulation between adjoining properties to ensure adequate privacy from neighbors.
- Insurance costs: Building insurance is typically covered by management fees, but buyers must confirm what is included and check their own contents insurance requirements.
- Resale liquidity: Compact apartments can sometimes experience slower resale times during broader market downturns compared to traditional detached or semi-detached houses.
- Storage limitations: The sixty-two square meter footprint offers limited built-in storage space, requiring buyers to carefully assess their furniture and belongings.
- Future retrofit costs: Bringing a D1 rated property up to modern energy standards could require substantial capital investment in insulation and heating systems.
- Dependence on third parties: Owners rely entirely on the management company for exterior maintenance and roof repairs, removing direct control over those timelines.
- Rental cap checks: If purchasing as an investment, the buyer must verify whether any local rental pressure zone restrictions or previous tenancy caps apply.
Price positioning
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- The asking price appears undervalued relative to market norms because it has been recently reduced from an initial higher listing figure, suggesting the seller is adjusting to secure genuine buyer interest quickly after a sluggish start to the campaign.
- Valuation signals show a significant downward price adjustment of over seven percent within a very short observation window, reflecting aggressive repositioning to stimulate competitive viewing activity and overcome initial market resistance in the current local environment.
- This pricing strategy could be supported by sustained buyer demand for well-maintained two-bedroom properties in popular suburban areas, though it might be undermined by lingering concerns regarding the relatively modest energy rating and ongoing annual management fees.
- Relevant contextual factors include the compact sixty-two square metre floor area and the inclusion of secure parking, which together define its strong appeal primarily for first-time buyers and investors navigating affordability constraints in the wider region.
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, with recent updates noted including new flooring and a newly fitted bathroom.
- The heating system is electric, which a buyer should investigate for running costs and efficiency, especially given the current D1 BER rating.
- The development has annual management fees of €1,550, which should be verified regarding what services and maintenance are covered.
- A buyer should investigate the management company's accounts, sinking fund status, and rules regarding designated parking.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, placing it in the bracket where a deep retrofit to bring it to a modern B2 or A standard would be beneficial.
- Estimated deep retrofit costs for a 62 square meter property typically range from €25,000 to €45,000 depending on the extent of works, which would likely need to include upgrading the electric heating to a more efficient heat pump system, improving insulation, and potentially upgrading windows and doors.
- SEAI grants may be available to offset a portion of these deep retrofit costs, though a technical assessment would be required to determine the exact requirements and savings.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- The property features electric heating and holds a D1 BER rating, indicating moderate energy efficiency for a 62 square meter home, which may result in higher electricity consumption during colder months.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
7/10Water overflow reports to follow up
- The property is located along Herbert Road in Bray, positioning it in an established residential setting within reach of local watercourses.
- Official mapping shows no designated flood areas directly affecting this immediate site, though general proximity to regional drainage networks warrants standard due diligence.
- The general topography of the surrounding area transitions from higher inland elevations down toward the coast, making local surface water management during heavy rainfall an important contextual factor.
The property is outside the mapped flood area. But the nearest mapped area is approximately 57 metres away.
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
67 LA VALLEE, DARGLE RD, BRAY
- Sale date
- Declared sale price
- €330,000.00
CARNVUE, CHURCH RD, BRAY
- Sale date
- Declared sale price
- €900,000.00
14 FR COLAHAN TERRACE, BRAY, CO WICKLOW
- Sale date
- Declared sale price
- €250,000.00
56 CONNOLLY SQ, BRAY, CO WICKLOW
- Sale date
- Declared sale price
- €335,000.00
GLENSIDE LODGE, THORNHILL ROAD, BRAY
- Sale date
- Declared sale price
- €1,930,000.00
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
- Estimated stamp duty: €3,650 — 1% of €365,000.
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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 to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 400 to 800 euro for a pre-purchase structural survey on a 62 square meter property.
- Annual home insurance: approximately 350 to 600 euro depending on the level of contents and buildings cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Bray area frequently discuss the convenience of living near the town centre and the scenic seafront amenities.
- Local community forums often highlight the appeal of developments along Herbert Road for commuters due to transport accessibility.
- Discussions in local groups occasionally touch on management fees and maintenance standards in apartment and multi-unit developments.
- The proximity to mountain views and outdoor recreational spots like Bray Head is a recurrent positive theme among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
With 62 square meters of floor area across two bedrooms, space is somewhat limited for growing families, though the location near Bray offers good local amenities.
- Teenagers4/10
Two bedrooms and 62 square meters provide tight quarters for teenagers needing personal space and privacy.
- Multi-generational Living2/10
The compact two-bedroom layout and 62 m² size make multi-generational living impractical.
- Single Buyers9/10
An excellent match for single buyers seeking a manageable, well-maintained two-bedroom home near Bray town centre, especially given the recent asking price reduction to €365,000.
- Couples9/10
Well-suited for couples starting out or downsizing, offering two bathrooms including an ensuite and designated parking close to amenities.
- Empty Nesters8/10
Low-maintenance apartment-style living with designated parking and proximity to the seafront appeals strongly to empty nesters.
- Retirees7/10
Conveniently located near town amenities and the seafront, though buyers should verify accessibility features such as lift availability or stairs given the D1 BER rating and apartment setting.
Work
3 areas- Remote Working8/10
The bright, well-proportioned two-bedroom layout allows for a dedicated home office space, supported by modern finishes.
- Hybrid Commuting8/10
Conveniently located in Bray with good transport connections for hybrid commuters heading into Dublin or surrounding areas.
- Retired8/10
Well-aligned for retirees looking for low-maintenance living with managed amenities and secure parking near the coast.
Practical
8 areas- Ageing in Place6/10
Manageable size, but buyers should verify internal layout specifics and access routes for long-term mobility needs.
- Low Maintenance8/10
Presented in excellent condition with new flooring, a newly fitted bathroom, and annual management fees of €1,550 covering shared upkeep.
- Secure Gated Entry7/10
Benefits from designated secure parking, enhancing overall vehicle and residential safety.
- Minimalist Design7/10
The clean, modern finishes and efficient 62 m² layout lend themselves well to minimalist styling.
- Flexible Floor Plans5/10
A standard two-bedroom, two-bathroom apartment layout with fixed partition walls offering limited structural flexibility.
- Heritage Home1/10
A modern development property rather than a period or heritage home.
- Ecological Setup5/10
Features electric heating and a D1 BER rating, suggesting potential room for future energy efficiency upgrades.
- Outdoor areas5/10
While private outdoor space is limited, the property benefits from mountain views, designated parking, and close proximity to the seafront.
Interests
9 areas- Gardening2/10
As an apartment or development-style property with 62 m² of floor area, private gardening space is minimal or absent.
- Walking9/10
Fantastic location for walking enthusiasts, with close proximity to Bray town centre, the seafront, and nearby mountain views.
- Gym7/10
Bray offers various local fitness facilities and health groups within reasonable reach.
- Cycling6/10
Decent local routes around Bray, though cyclists should check for secure bike storage facilities within the development.
- Golf7/10
Bray and the surrounding County Wicklow area host several reputable golf courses nearby.
- Fishing7/10
Coastal proximity provides good access to sea fishing spots along the Bray coastline.
- Horse Riding4/10
Equestrian facilities are available in the wider Wicklow countryside rather than immediately on the doorstep.
- Water Sports8/10
Bray seafront offers excellent opportunities for sea swimming, paddleboarding, and other coastal water activities.
- Entertaining6/10
The open plan and newly fitted features provide a nice setting, though the 62 m² floor area limits large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in the Glenhilton development, offering a generally peaceful residential setting while remaining close to town.
- Rural Living2/10
Located in a developed suburban setting close to Bray town centre rather than a rural environment.
- Village Living8/10
Proximity to Bray town centre and local amenities provides a vibrant community feel reminiscent of village living.
- Coastal Living8/10
The property features views of the mountains and is located close to the Bray seafront, offering strong coastal benefits.
- Urban Living6/10
Provides good access to town amenities and transport links, though it lacks the high-density energy of a major city center.
Social
6 areas- Community Involvement7/10
Bray offers a strong sense of community with active local groups and civic engagement opportunities.
- Café Culture8/10
Proximity to Bray town centre and the seafront ensures a vibrant local café and dining scene.
- Nightlife7/10
Good selection of local pubs, restaurants, and entertainment venues available in central Bray.
- Health/Wellness groups7/10
Access to local wellness clubs, fitness classes, and coastal walking groups is readily available.
- Networking Opportunities6/10
Primarily residential, though local business networks and proximity to larger hubs offer standard professional connections.
- Tech-Hub Connectivity7/10
Good regional connectivity, though buyers should verify specific broadband speeds available at the property.
Listing information
- Agent
- OMD Estate Agents
- Phone
- 01 497 1004
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-473F15HouseDelve · 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.