
18 The Maples, Diamond Valley, Bray, Co. WicklowA98D997
€395,000
2 Bed~2 Bath~82 m²~BER C
What you'll like:
- Penthouse apartment layout: Enjoy top-floor living with fewer neighbors overhead and enhanced privacy, which typically translates to a quieter home environment for residents.
- Dual wrap-around balconies: Two expansive outdoor spaces provide exceptional panoramic views of the surrounding mountains, offering wonderful spots for relaxation and outdoor entertaining.
- Generous floor area: Measuring approximately 82 square meters, the apartment provides comfortably proportioned rooms that feel spacious and accommodate standard furniture arrangements easily.
- Abundant natural light: Floor-to-ceiling windows in the main living areas and bedrooms flood the interior with daylight, creating a bright and welcoming atmosphere throughout.
- Secure gated development: The property is situated within a secure gated complex, offering peace of mind and enhanced safety for residents and their vehicles.
- Secure underground parking: Ample basement parking protects your vehicle from the elements and adds an extra layer of security compared to surface-level spaces.
- On-site elevator access: A passenger lift serves the building floors, making daily grocery trips and moving heavy items into this top-floor home much more convenient.
- En-suite primary bedroom: The main double bedroom features a private en-suite bathroom, providing added convenience and privacy for the primary occupants.
- Built-in wardrobe storage: Both double bedrooms come equipped with fitted wardrobes, maximizing floor space and offering immediate storage solutions for new owners.
- Open-plan living space: The combined living, kitchen, and dining area creates a sociable, modern environment that is ideal for hosting guests or daily family life.
- Proximity to local shops: Essential retail amenities are located less than a five-minute walk away, making quick grocery runs extremely convenient on foot.
- Easy main street access: Bray main street is within straightforward reach, offering an extensive variety of supermarkets, vibrant cafes, and local restaurants.
- Excellent commuter transport: Numerous bus routes pass through the nearby town, providing reliable public transit options for daily commuters heading into the city.
- Nearby DART station: Bray DART station is situated within two kilometers, and a convenient feeder bus stops just outside the development gates for seamless travel.
- Rapid road connectivity: Access to the N11, M11, and M50 corridor is within 400 meters, ensuring fast travel times by car for motorists.
- Recreational parks nearby: The People's Park and River Boardwalk are just minutes away, offering lovely green spaces and scenic riverside walks close to home.
- Proximity to seafront: Bray's well-known promenade and seafront are easily accessible, providing wonderful opportunities for coastal walks, dining, and weekend leisure.
- Scenic outdoor attractions: World-class natural amenities including Kilruddery House, Powerscourt Estate, and the Wicklow Mountains are a short drive away for outdoor enthusiasts.
- Well-maintained communal grounds: The development features carefully tended shared gardens and common areas, enhancing the overall curb appeal and neighborhood aesthetic.
- Strong rental appeal: Given its size, parking, and proximity to transport, this property represents an attractive option for future buy-to-let investors.
But keep in mind:
- C energy rating: The BER rating sits at C with an EPI of 164.66 kWh/m2/yr, which means a buyer should budget for energy efficiency upgrades to reduce heating bills.
- Annual management fees: The management company Wyse charges €2,300 per annum, representing an ongoing fixed cost that buyers must factor into their yearly household budget.
- Electric heating system: The apartment relies on electric storage heating rather than gas central heating, which can sometimes be less efficient or more expensive to run.
- Top-floor heat loss: Penthouse units can be more susceptible to temperature fluctuations and potential roof-level heat loss, impacting overall indoor climate control.
- Elevator dependency: Living on the top floor means reliance on the building lift, which can cause inconvenience and accessibility issues during maintenance periods.
- Underground parking height limits: Buyers with larger vehicles or vans should verify the basement clearance limits to ensure their specific transport fits comfortably underground.
- Management company oversight: Buyers must review sinking fund balances, upcoming maintenance levies, and past accounts from Wyse to ensure the development is financially healthy.
- Service charge increases: Fixed annual fees tend to rise over time, meaning buyers should investigate historical increases to anticipate future cost adjustments.
- Potential stairwell noise: Top-floor units near stairwells or elevator shafts may experience occasional foot traffic noise from neighbors accessing the roof level.
- Balcony maintenance responsibility: Large wrap-around balconies require ongoing maintenance and cleaning, and buyers should clarify whether balcony upkeep falls under private or communal rules.
- Couch and furniture delivery: Moving large furniture items into a top-floor penthouse via lifts or stairwells can present logistical challenges during the moving process.
- Communal parking allocation: While basement parking is ample, buyers should verify if a specific numbered space is deeded to the property or if parking is unreserved.
- Lack of private garden: As an apartment, there is no private enclosed garden space, meaning residents rely entirely on shared communal grounds for outdoor leisure.
- Commuter traffic congestion: Proximity to the N11/M50 corridor is convenient, but buyers should expect heavy peak-hour traffic delays during morning and evening rush hours.
- Potential for rental caps: Future landlords must verify local Rent Pressure Zone regulations to understand what restrictions apply to potential rental income yields.
- Fire safety compliance: Buyers should instruct their surveyor to verify that all apartment block fire safety measures and communal escape routes meet current regulatory standards.
- Sound insulation verification: Modern apartment living involves shared walls and ceilings, so buyers should investigate the acoustic insulation between adjacent units.
- Waste management logistics: Buyers should check the location and operational rules of the development's communal bin stores relative to this specific penthouse block.
- Window cleaning logistics: Floor-to-ceiling windows and wrap-around balconies on a top-floor penthouse may require specialized professional services for safe exterior cleaning.
- Future development potential: Buyers should check local planning registers to ensure no future high-rise developments nearby will obstruct the current mountain views.
Price positioning
?
- The asking price appears somewhat overvalued when compared against historical transactions within the same development, reflecting a higher tier expectation for a penthouse apartment layout despite broader regional townhouse and apartment trends.
- Valuation signals are driven by the generous eighty two square meter floor area, two large wrap around balconies providing scenic mountain views, secure gated parking, and an overall excellent internal condition throughout the property.
- Such a price point could be supported by strong commuter convenience near the N11 and transport links alongside high rental demand, though it might be undermined by a moderate BER rating of C and recurring annual management fees.
- Additional relevance stems from the property's top floor penthouse status, lift access, and proximity to local amenities in Bray, which collectively justify a premium over standard two bedroom units in the wider local market.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom penthouse apartment built around 2003 within a secure gated development featuring a lift and underground parking.
- A buyer should investigate the management company accounts, sinking fund status, and annual service charges, which are noted at approximately €2,300 per annum.
- Given that the apartment features extensive wrap-around balconies and floor-to-ceiling windows, a thorough inspection of weatherproofing, balcony drainage, and potential thermal bridging should be conducted.
- The heating system relies on electric storage heating with an option for a gas fire, so a buyer should verify the efficiency and condition of all heating appliances.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 to 1,400 euro.
- Explanation: The property features electric heating with an energy rating of C and a floor area of 82 square metres, which generally results in moderate to high electricity consumption depending on usage patterns and insulation efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The location appears generally removed from major heavy industrial zones, large modern landfills, or high-capacity municipal waste incinerators.
- Any historical industrial legacy or localized environmental concerns should be independently verified by prospective buyers during standard property due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The apartment is situated on a penthouse level, significantly reducing direct risks of internal property flooding from surface water accumulation.
- Localised surface water pooling during extreme weather events is a matter worth investigating regarding underground parking structures or surrounding access roads.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 THE MAPLES, DIAMOND VALLEY, UPPER DARGLE RD
- Sale date
- Declared sale price
- €245,000.00
5 THE MAPLES, DIAMOND VALLEY, UPPER DARGLE RD
- Sale date
- Declared sale price
- €287,000.00
Recent sales in the wider Diamond Valley 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
18 THE MAPLES, DIAMOND VALLEY, UPPER DARGLE RD
- Sale date
- Declared sale price
- €231,000.00
Buyer fees*
Associated expenses guide
- Stamp duty for a property with an asking price of 395,000 euro is approximately 3,950 euro (1 percent for the first 1 million euro).
- Solicitor legal fees typically range between 1,500 euro and 2,500 euro plus outlay and VAT.
- Land registration fees generally amount to approximately 600 to 800 euro depending on the registration type.
- Property valuation fees usually cost between 150 and 300 euro.
- Surveyor fees for an apartment of this size generally range from 400 to 700 euro.
- Annual home insurance for a two-bedroom apartment typically ranges between 300 and 500 euro.
Forum Talk
What people are saying about this area
- Residents in the Bray area frequently discuss local transport connectivity, highlighting the convenience of the nearby DART station and local bus routes.
- Community forums often note the appeal of outdoor amenities such as the Bray promenade, seafront, and proximity to the Wicklow mountains for hiking.
- Discussions regarding developments in Bray typically mention the balance between suburban quietness and accessibility to the N11/M50 corridor for commuters.
- Local groups often share positive feedback regarding the vibrant mix of cafes, restaurants, and local retail options available along the main street.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property provides two well-proportioned bedrooms and a lift for easy pram access, though penthouse living with balconies requires supervision with young children.
- Teenagers6/10
Two double bedrooms offer comfortable accommodation, and proximity to local amenities and transport links gives teenagers a degree of independence.
- Multi-generational Living4/10
With an 82 m² floor area and two bathrooms, space is somewhat limited for multi-generational living, though the open-plan layout facilitates shared time.
- Single Buyers9/10
A fantastic, low-maintenance two-bedroom penthouse apartment with secure gated entry and parking, ideal for single professionals wanting convenience.
- Couples9/10
Offers generous open-plan living, two double bedrooms, an en-suite, and expansive wrap-around balconies with scenic mountain views suitable for couples.
- Empty Nesters8/10
Low-maintenance apartment living with lift access, secure underground parking, and proximity to shops, cafes, and scenic walks makes this very appealing.
- Retirees7/10
Benefits from lift access, a secure gated environment, and manageable single-level living, though buyers should verify long-term management fees and accessibility.
Work
3 areas- Remote Working9/10
A naturally bright penthouse with a flexible second bedroom or living space ideal for setting up a comfortable home office.
- Hybrid Commuting8/10
Conveniently positioned for commuters with bus routes nearby, Bray DART station within 2km, and the N11/M11/M50 corridor within 400m.
- Retired8/10
Single-level penthouse layout with lift access and secure underground parking suits a retired lifestyle looking for convenience and low maintenance.
Practical
8 areas- Ageing in Place7/10
Features lift access to the penthouse floor and single-level internal accommodation, though buyers should consider long-term apartment accessibility.
- Low Maintenance9/10
Apartment living minimizes exterior upkeep, supported by professional management of common areas and communal gardens.
- Secure Gated Entry9/10
Located in a secure gated development featuring secure underground parking and a security intercom system.
- Minimalist Design8/10
Open-plan kitchen, living, and dining area complemented by wooden flooring and built-in wardrobes provides a clean, contemporary aesthetic.
- Flexible Floor Plans6/10
A standard two-bedroom penthouse layout with well-proportioned rooms and open-plan communal spaces.
- Heritage Home1/10
Built in approximately 2003, this is a modern purpose-built apartment rather than a period or heritage property.
- Ecological Setup6/10
Features a BER rating of C with electric heating and potential options to connect a gas fire.
- Outdoor areas8/10
Enhanced by two large L-shaped wrap-around balconies accessible from the living room and both bedrooms, offering amazing mountain views.
Interests
9 areas- Gardening4/10
Private outdoor space is limited to two large balconies, though residents have access to well-maintained communal gardens.
- Walking9/10
Excellent location for walking enthusiasts, with the People's Park, River Boardwalk, Bray promenade, and trails up Bray Head nearby.
- Gym6/10
Bray town offers local fitness amenities, though buyers should investigate specific gym facilities within immediate walking distance.
- Cycling7/10
Secure underground parking offers storage options for bicycles, and the surrounding area provides access to local road networks.
- Golf8/10
Proximity to the Powerscourt Estate, which features two championship golf courses, makes this a great spot for golf enthusiasts.
- Fishing6/10
Coastal and river proximity in the wider Bray and Wicklow area offers opportunities for fishing enthusiasts to explore.
- Horse Riding5/10
While the surrounding Wicklow countryside offers equestrian facilities, buyers will need to travel slightly outside the immediate town center.
- Water Sports7/10
Bray seafront provides a base for coastal activities and water sports along the Irish Sea.
- Entertaining8/10
The open-plan living, kitchen, and dining area seamlessly connects to two large L-shaped balconies, perfect for hosting guests with scenic views.
Lifestyle
5 areas- Quiet Living7/10
Top-floor penthouse positioning provides privacy and separation from street noise, set within well-maintained communal grounds.
- Rural Living3/10
This is an established suburban development setting in Bray, though it benefits from proximity to the Wicklow mountains and scenic countryside.
- Village Living7/10
Within walking distance of local shops and close to Bray's main street, offering a vibrant community feel with nearby cafes and restaurants.
- Coastal Living7/10
Located in Bray, providing easy access to the town's well-known promenade, seafront, and coastal walks.
- Urban Living6/10
Provides good access to transport links, local supermarkets, and town amenities, balancing suburban convenience with apartment living.
Social
6 areas- Community Involvement6/10
Set within a managed development with communal areas, encouraging a neighborly community feel.
- Café Culture8/10
Close to local shops, Bray's main street, and the seafront, all offering an array of popular cafes and eateries.
- Nightlife7/10
Bray offers a good selection of local bars, pubs, and restaurants within easy reach of the property.
- Health/Wellness groups7/10
Good access to local parks and outdoor wellness activities, with space inside the apartment for pilates & stretching routines.
- Networking Opportunities6/10
Proximity to main transport corridors allows reasonable connectivity to commercial hubs in Dublin and Bray.
- Tech-Hub Connectivity6/10
Commuter links provide access to regional employment centres, though buyers should verify specific broadband speeds.
Listing information
- Agent
- Hooke & MacDonald
- Phone
- 01 631 8402
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-81EF85HouseDelve · 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.