
34 Hollybrook Park, Bray, Co. WicklowA98TW86
€785,000
4 Bed~3 Bath~135 m²~BER B3
What you'll like:
- Quiet cul de sac: Positioned at the end of a peaceful keyhole cul-de-sac, the property offers minimal passing traffic and a safer environment for children.
- Overlooking amenity green: The front of the house enjoys a pleasant open outlook across a well-maintained neighborhood green space, enhancing daily views and privacy.
- Generous corner site: Occupying an advantageous corner position, the property benefits from significantly larger-than-average side and rear outdoor garden spaces.
- B3 energy rating: The impressive B3 BER rating ensures superior energy efficiency, potentially qualifying the buyer for lower green mortgage interest rates.
- Extended kitchen dining: The light-filled open-plan kitchen features a striking double-height ceiling with four Velux windows and a central island for modern family living.
- Versatile living spaces: A separate front living room with an inset stove connects via double doors to a family room, offering flexible areas for relaxation.
- Upgraded guest WC: The downstairs toilet has been refurbished with polished porcelain tiling, vanity storage, and a modern chrome heated towel rail for added convenience.
- Fitted utility room: A thoughtfully reconfigured separate utility room houses laundry appliances and a Worcester combi boiler, keeping noisy chores out of the main kitchen.
- Principal ensuite bedroom: The main bedroom features fitted wardrobes, a box bay window overlooking the green, and a stylishly refurbished contemporary ensuite bathroom.
- Four well-proportioned bedrooms: The layout includes three comfortable double bedrooms and a versatile single room, easily accommodating a growing family or guest needs.
- Landscaped rear garden: Thoughtfully landscaped with an artificial lawn and mature specimens like Japanese maple, the back garden provides an easy-care, private outdoor retreat.
- Dedicated garden cabin: A spacious standalone garden cabin provides a flexible, insulated structure ideal for use as a home office, hobby room, or children's playroom.
- Ample off street parking: A gravel driveway at the front provides convenient off-street parking space for up to three vehicles, bordered by mature screening hedges.
- Established residential location: Situated just off the Southern Cross Road, the home is set within a mature, highly desirable neighborhood close to local amenities.
- Proximity to local attractions: Residents can easily enjoy nearby Killruddery House and Gardens, Shoreline Leisure Centre, and scenic outdoor trails around Bray Head.
- Convenient transport links: The property offers efficient connectivity to Dublin and beyond via local bus services, the Bray DART station, and nearby M50 and N11 routes.
- Tastefully upgraded interiors: Lovingly cared for by the current owners, the home features modern laminate flooring, recessed lighting, and stylish contemporary fixtures throughout.
- Stable asking price: Recorded price history shows the asking price of 785000 euros has remained completely unchanged, indicating a firm vendor pricing strategy initially.
- Strong natural lighting: Large roof windows and a box bay window maximize daylight penetration across both ground and upper floors, creating bright interior spaces.
- Outdoor dining patio: A generous paved patio area directly off the living spaces offers multiple sun-catching zones for alfresco dining and summer entertaining.
But keep in mind:
- High market entry point: At 785000 euros, the property sits at a premium price bracket for the local area, requiring careful verification of comparative market values.
- Cul de sac congestion: While quiet, keyhole cul-de-sacs can occasionally experience tight turning circles and restricted parking visitors during larger family gatherings.
- Corner site security: Corner properties can sometimes be more exposed to pedestrian visibility along the side boundary, requiring buyers to check existing security fencing.
- Extension structural checks: Buyers should commission a thorough structural survey to inspect the build quality and roof integrity of the kitchen extension and Velux installations.
- Boiler efficiency upkeep: While the Worcester combi boiler is modern, buyers should verify its service history and remaining lifespan to avoid unexpected heating system replacement costs.
- Open plan acoustics: The vaulted double-height ceiling in the open-plan kitchen extension may create echoing sound acoustics, which could impact overall living area noise levels.
- Artificial lawn longevity: The installed artificial grass requires minimal current maintenance, but buyers should check its drainage performance and expected lifespan before replacement is needed.
- Cabin planning compliance: Buyers should investigate whether the standalone garden cabin complies with local planning exemptions regarding height, size, and intended residential use.
- Single bedroom size: The fourth bedroom is a compact single room, which may offer limited functional space if used permanently as a double or shared child bedroom.
- Bathroom capacity strain: Serving four bedrooms with just one family bathroom and one ensuite means peak morning routines could experience scheduling bottlenecks for large families.
- Proximity to major roads: While transport links are convenient, buyers should assess potential traffic noise levels originating from the nearby Southern Cross Road during peak hours.
- Gravel driveway maintenance: The gravel surface on the three-car driveway may require periodic topping up, weed control, and edge restraint upkeep over time.
- Hedging boundary disputes: Mature boundary hedging requires regular seasonal pruning and maintenance to prevent overgrowth onto neighboring properties or the public footpath.
- Potential retrofit costs: Achieving higher than a B3 rating in the future could require costly upgrades such as solar panel installations or external wall insulation.
- Stove clearance safety: The 10kW inset stove in the main living room should be inspected by a certified professional to ensure proper chimney flue clearance and fire safety compliance.
- DART station distance: While the DART is accessible, buyers relying on public transit should test the exact walking or cycling commute time to the station.
- High density competition: Local housing stock variations mean buyers should verify if similar semi-detached properties in Bray achieve comparable values upon resale.
- Vendor pricing rigidity: The lack of asking price movement since initial tracking suggests the seller may hold firm expectations during upcoming price negotiations.
- Utility room ventilation: The reconfigured utility room should be checked for adequate mechanical ventilation and moisture extraction to prevent dampness from laundry appliances.
- Future expansion limits: Due to the existing kitchen extension and corner site constraints, opportunities for further substantial structural home extensions may be notably restricted.
Price positioning
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- The asking price appears heavily overvalued when compared against verified historical transaction data for other properties on the same residential estate, which have generally changed hands at significantly lower price points over recent months.
- Upward valuation signals stem from substantial capital investments, including an impressive open-plan kitchen extension, high-end interior finishes, a B3 energy rating, and an advantageous corner site featuring a versatile garden cabin.
- Strong family-oriented features and the quiet cul-de-sac location overlooking an amenity green support the premium asking price, though buyer pushback remains a risk given the notable divergence from historical estate norms.
- Overall, the pricing strategy tests the absolute ceiling of the local micro-market, relying heavily on the superior condition and extended square footage to justify the premium over previous neighborhood transactions.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached home benefiting from a kitchen extension with a double-height ceiling and Velux windows, as well as a reconfigured utility room and upgraded bathrooms.
- It occupies a corner site with a garden cabin suitable for use as a home office or playroom, which buyers should verify complies with local planning exemptions and building regulations.
- The home holds a B3 BER rating, indicating good energy efficiency, which is further supported by a Worcester combi boiler and an inset stove.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: This property has a B3 energy rating and a floor area of 135 m², indicating relatively good thermal efficiency and insulation, though heating costs will vary depending on household usage patterns, winter temperatures, and energy tariff rates.
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
8/10Water overflow reports to follow up
- The property is located in Bray off the Southern Cross Road, well-positioned away from the immediate coastal and river floodplains that typically affect lower-lying parts of the town.
- Deterministic map findings indicate no mapped flood areas directly impacting this specific address, suggesting a lower apparent exposure from known local watercourses.
- While the area benefits from general elevation and separation from high-risk zones, localized surface water pooling can still occasionally occur during prolonged or extreme rainfall events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
149 HOLLYBROOK PARK, BRAY, WICKLOW
- Sale date
- Declared sale price
- €555,000.00
52 HOLLYBROOK PARK, BRAY, WICKLOW
- Sale date
- Declared sale price
- €500,000.00
51 HOLLYBROOK PARK, SOUTHERN CROSS RD, BRAY
- Sale date
- Declared sale price
- €563,000.00
30 HOLLYBROOK PARK, BRAY, WICKLOW
- Sale date
- Declared sale price
- €580,000.00
66 HOLLYBROOK PARK, BRAY, WICKLOW
- Sale date
- Declared sale price
- €530,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €7,850 — 1% of €785,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €600 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €250 for a standard mortgage or market valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Local community discussions around the Southern Cross Road area frequently highlight the strong demand for family homes within established estates like Hollybrook Park due to their proximity to local schools and amenities.
- Residents in Bray often note on neighbourhood forums that properties overlooking amenity greens command strong interest from families seeking safe outdoor spaces for children.
- Local social media groups frequently discuss traffic flow and commuting patterns around Bray, noting the convenience of nearby access points to the N11 and M50 for travel toward Dublin.
- Discussions regarding the local property market in Bray often emphasize the popularity of homes featuring energy-efficient upgrades such as B3 BER ratings, given current heating cost considerations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features a safe cul-de-sac location overlooking an amenity green, an enclosed artificial lawn, and a garden cabin that can double as a playroom, making it exceptionally well-suited for young families.
- Teenagers8/10
Four well-proportioned bedrooms, multiple living spaces, and a separate garden cabin offer teenagers plenty of independence and personal space.
- Multi-generational Living6/10
While the four-bedroom semi-detached layout provides good overall space, there is no ground-floor bedroom or independent annex for extended family members.
- Single Buyers5/10
A four-bedroom house at this asking price represents substantial space and maintenance requirements for a single occupant, though the home office and location near transport links are appealing.
- Couples8/10
Provides ample room for couples planning to expand their household or those who desire dedicated home-working spaces in a quiet neighborhood.
- Empty Nesters7/10
The low-maintenance artificial lawn and manageable garden size appeal to empty nesters, though managing a four-bedroom house may feel oversized over time.
- Retirees7/10
Situated in a peaceful cul-de-sac close to local amenities with manageable outdoor areas, though stairs are required to reach all bedrooms.
Work
3 areas- Remote Working9/10
The dedicated garden cabin serves as an ideal external home office setup, minimizing domestic distractions for remote professionals.
- Hybrid Commuting8/10
Convenient access to the N11, M50, local bus routes, and Bray DART station supports flexible hybrid commuting patterns.
- Retired7/10
Provides a comfortable and secure home environment with local healthcare and amenities nearby for retirees.
Practical
8 areas- Ageing in Place6/10
The home features a guest WC on the ground floor, but all bedrooms and the main bathroom are located upstairs, requiring stair use.
- Low Maintenance8/10
Benefiting from a B3 BER energy rating, modern fixtures, and an artificial lawn in the rear garden, ensuring lower upkeep efforts.
- Secure Gated Entry3/10
The property is an open semi-detached home with a gravel driveway and no gated security entry.
- Minimalist Design6/10
The interior features contemporary upgrades like porcelain tiling and laminate flooring, though the architectural layout is traditional family-oriented rather than minimalist.
- Flexible Floor Plans8/10
Features separate living and family rooms connected by double doors, alongside an open-plan kitchen/dining layout and a versatile garden cabin.
- Heritage Home2/10
This is a modern, extended semi-detached property rather than a period or heritage home.
- Ecological Setup7/10
Achieves a strong B3 energy rating, features a modern Worcester combi boiler, and incorporates abundant natural daylight through roof windows.
- Outdoor areas9/10
Occupies a generous corner site with larger-than-average side and rear gardens, mature landscaping, a spacious patio, and a standalone garden cabin.
Interests
9 areas- Gardening7/10
Features a generous corner site with mature landscaping including Japanese maple, bay, and olive trees, alongside a patio area for container planting.
- Walking9/10
Excellent location near Bray Head, Killruddery House and Gardens, and the coastal seafront, providing outstanding walking and hiking opportunities.
- Gym8/10
Shoreline Leisure Centre is located nearby, offering comprehensive fitness facilities and swimming options.
- Cycling7/10
The surrounding area offers good local road networks and scenic routes, though buyers should verify dedicated cycle lane connectivity.
- Golf7/10
Bray and the surrounding County Wicklow region host several well-regarded golf courses within convenient driving distance.
- Fishing6/10
Coastal proximity allows for sea fishing opportunities along the Bray coastline, though local freshwater spots require further verification.
- Horse Riding6/10
Proximity to the countryside and local equestrian facilities in Wicklow offers reasonable access for horse riding enthusiasts.
- Water Sports8/10
The coastal location in Bray provides great access for open water swimming, paddleboarding, and other sea-based water sports.
- Entertaining9/10
The open-plan kitchen and dining extension with a central island and double-height ceiling, paired with a landscaped patio, creates an exceptional entertaining space.
Lifestyle
5 areas- Quiet Living9/10
Positioned at the end of a quiet keyhole cul-de-sac overlooking a green, offering a peaceful residential environment with minimal through traffic.
- Rural Living4/10
Located in an established suburban development in Bray, offering suburban convenience rather than rural isolation, though near natural amenities like Bray Head and Killruddery.
- Village Living7/10
Proximity to local shops, schools, and Bray town centre provides a strong sense of community and accessible local services.
- Coastal Living8/10
Bray is a renowned coastal town offering easy access to the popular seafront, beaches, and coastal walks.
- Urban Living5/10
The setting is distinctly suburban and residential, though local bus services and the DART provide direct connectivity to urban centers like Dublin.
Social
6 areas- Community Involvement8/10
Well-established residential development with an active local community and numerous nearby clubs and organizations.
- Café Culture8/10
Bray town centre and the popular seafront offer a wide selection of vibrant cafés and eateries.
- Nightlife7/10
Local pubs, restaurants, and entertainment venues in Bray town centre provide a lively social scene.
- Health/Wellness groups8/10
Proximity to Shoreline Leisure Centre and various local fitness, wellness, and pilates & stretching groups.
- Networking Opportunities6/10
Primarily a residential neighborhood, meaning local professional networking is more limited compared to central Dublin hubs.
- Tech-Hub Connectivity7/10
Good transport links allow for convenient commuting to major tech employers in South Dublin and the city centre.
Listing information
- Agent
- George & Maguire Properties
- Phone
- 01 2844344
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-9EA996HouseDelve · 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.