38 Wilford Court, Bray, Co. DublinA98TV06
€395,000
2 Bed~2 Bath~72 m²~BER B2
What you'll like:
- Energy efficient rating: The property achieves an impressive B2 energy rating, which typically translates to lower utility bills and may qualify the buyer for green mortgage rates.
- Turnkey interior condition: Presented in excellent condition throughout, the apartment allows new occupants to move in immediately without incurring any immediate renovation or redecoration expenses.
- Generous floor area: Spanning approximately seventy-two square meters, the accommodation offers well-proportioned rooms that comfortably exceed typical minimum sizes for standard two-bedroom apartments.
- Dual bathroom layout: Featuring both a main family bathroom and a private master ensuite, the home provides enhanced convenience and privacy for residents or visiting guests.
- Abundant natural light: Being positioned on the first floor ensures the living spaces benefit from an increased flow of daylight, creating a bright and welcoming atmosphere.
- Private outdoor space: The inclusion of a sunny private balcony offers an ideal external spot for relaxing or outdoor dining during warmer seasonal months.
- Assigned parking convenience: The property comes with designated resident parking, eliminating the daily hassle of searching for a spot within the modern development.
- Desirable coastal proximity: Residents are within easy reach of the famous Bray Seafront and Promenade, allowing for regular seaside walks and recreational outings.
- Outdoor lifestyle opportunities: The nearby presence of Bray Head provides fantastic hiking trails and scenic views, appealing greatly to nature lovers and active individuals.
- Convenient town accessibility: Bray Town Centre is located just a short distance away, granting quick access to a diverse selection of cafes, restaurants, and retail stores.
- Robust public transport: The location is exceptionally well connected by local bus services and the nearby DART station, facilitating effortless commuting into Dublin city centre.
- Major roadway access: Proximity to both the N11 and M50 road networks ensures motorists can travel easily across the wider Dublin region and national corridors.
- Balanced layout design: The practical open-plan lounge and dining area seamlessly connects with a fully fitted kitchen, perfectly suiting modern entertaining and daily living preferences.
- Double glazed windows: Fitted windows help maintain interior thermal comfort while significantly reducing outside traffic noise from surrounding areas.
- Gas-fired central heating: The property is equipped with a gas heating system, known for providing rapid and controllable warmth throughout all rooms during winter.
- Strong rental appeal: The combination of two bedrooms, two bathrooms, and a sought-after coastal suburb makes this an attractive option for prospective buy-to-let investors.
- First-time buyer friendly: The turnkey nature and manageable size make this an ideal stepping stone for individuals entering the property market for the first time.
- Downsizing suitability: Retirees or downsizers will appreciate the low-maintenance apartment lifestyle paired with elevator-accessible or first-floor convenience close to essential amenities.
- Stable asking price: The recorded asking price has remained completely unchanged during monitoring, suggesting a firm initial pricing strategy from the motivated selling side.
- Established residential development: Situated within a popular and modern complex, the home benefits from a generally neat and organized neighborhood environment.
But keep in mind:
- High annual management fees: The management fee is approximately 3,100 euros per year, representing a substantial ongoing maintenance cost that buyers must factor into their annual budgeting.
- First floor access limitations: Being located on the first floor means reliance on stairs or communal elevators, which could pose accessibility challenges during equipment moves or power outages.
- Shared apartment living: Residents must adhere to complex rules regarding noise, common areas, and waste management, which may occasionally lead to disputes with neighboring occupants.
- Leasehold restrictions: As an apartment, the ownership is subject to leasehold covenants, potentially limiting exterior alterations, pet ownership, or subletting without management consent.
- Potential management company issues: Buyers should thoroughly investigate the financial health and sinking fund reserves of the management company to avoid surprise special levies for major repairs.
- Lack of private garden: The absence of a private enclosed garden means outdoor space is restricted solely to the balcony, which may not suit owners with pets or young children.
- Parking space limitations: Designated parking is usually restricted to a single vehicle, potentially creating complications for multi-car households or visiting guests.
- Communal noise exposure: First-floor units in active developments can experience noise from passing foot traffic in hallways, slamming lobby doors, or adjacent balcony gatherings.
- Service charge inflation: Annual management fees are prone to inflation over time, which can outpace standard consumer price indices and reduce overall investment yields for landlords.
- DART station distance: While close, the DART station is noted as a five-minute drive away rather than an immediate walk, requiring secondary transport or parking arrangements.
- Lack of private storage: Apartments often lack external storage sheds for bicycles or bulky gear, forcing residents to rely entirely on internal hallway cupboards.
- Strictly two bedrooms: The fixed room count limits future expansion if the household grows, meaning buyers planning a long-term family stay might outgrow the property relatively quickly.
- Limited architectural character: Modern apartment blocks often lack the distinct period charm found in older Victorian or Edwardian properties in the surrounding coastal town.
- Dependence on communal lifts: If the development relies on elevators for upper floors, any mechanical breakdown can temporarily strand residents or complicate heavy grocery transport.
- Potential rental caps: Investors should verify local Rent Pressure Zone regulations to ensure potential rental income aligns with mortgage obligations and local legal limits.
- Insurance cost exposure: Multi-story residential complexes can face rising block insurance premiums, which are ultimately passed down to owners through higher management fees.
- Shared waste facilities: Refuse is typically handled via communal bin stores, which can occasionally suffer from overflow or illegal dumping if management oversight lapses.
- Limited customization rights: Exterior facades, windows, and common hallways are strictly controlled by the management company, preventing personalized aesthetic changes.
- Resale liquidity factors: The high volume of similar apartments within popular coastal suburbs can sometimes create stiff competition when attempting a future resale.
- Inspection of fire safety: Buyers must verify that the building's internal compartmentalization and fire safety standards fully comply with modern regulatory requirements.
Price positioning
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- The asking price appears modestly positioned relative to recent local completions, suggesting potential value given the strong B2 energy rating and first-floor layout in a modern development.
- Valuation signals are supported by a high BER rating, a private sunny balcony, designated parking, and proximity to transport links, though elevated annual management fees represent an ongoing ownership cost.
- Potential support for this asking price stems from consistent demand among first-time buyers and downsizers, while high holding costs and broader interest rate pressures could undermine aggressive bidding.
- The property has maintained a steady asking price since tracking began, reflecting a stable pricing strategy by the agent without premature reductions or signs of urgent seller distress.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment spanning approximately 72 square metres with a practical layout featuring two double bedrooms, two bathrooms, and an open-plan lounge and dining area.
- Features gas heating and double-glazed windows, which contribute to its energy efficiency.
- A buyer should investigate the management company structure, sinking fund status, and review the exact breakdown of the annual management fee of approximately 3,100 euros.
- It is advisable to verify the sound insulation between floors and party walls, as is common in multi-unit residential developments, along with fire safety compliance of the building.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro
- Explanation: Given the 72 square metre floor area and a B2 energy rating, the property benefits from good thermal efficiency, keeping gas heating costs moderate during colder months.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
40 WILFORD COURT, CORKE ABBEY AVE, BRAY
- Sale date
- Declared sale price
- €425,000.00
46 WILFORD COURT, CORKE ABBEY AVE, BRAY
- Sale date
- Declared sale price
- €345,000.00
Recent sales in the wider Bray area
No verified results were found for this group in the previous five years.
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: €3,950 — 1% of €395,000.
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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 2,500 euro plus outlay and VAT
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 800 euro for a standard apartment structural survey
- Annual home insurance: 350 to 600 euro depending on the policy cover
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living near Bray Town Centre and the local amenities.
- Commuters often highlight the good transport links, including the proximity of Dublin Bus services and the DART station.
- Local forums note the popularity of outdoor spots like Bray Head and the Seafront for recreational activities.
- Discussions around the development often mention management fees and parking arrangements as key factors for apartment living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment is on the first floor with two bedrooms and 72 m of space, which could accommodate a small young family, though lift access and pram storage should be verified.
- Teenagers4/10
With two bedrooms and limited independent breakout space outside of the main living areas, a family with teenagers might find the 72 m footprint slightly compact.
- Multi-generational Living3/10
A two-bedroom, two-bathroom first floor apartment layout is generally not suited for multi-generational living due to spatial constraints.
- Single Buyers9/10
An ideal setup for a single buyer seeking a modern, low-maintenance two-bedroom home in a sought-after development with good transport links.
- Couples9/10
Perfect for couples looking for a well-presented property with a master ensuite, open-plan living, and a private sunny balcony.
- Empty Nesters8/10
A great trading-down option offering manageable first-floor living, gas heating, double glazing, and designated parking close to Bray amenities.
- Retirees6/10
While convenient and low maintenance, buyers should verify if the first-floor location is fully accessible via a lift for long-term retirement living.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to easily double as a home office for remote professionals.
- Hybrid Commuting9/10
Exceptionally well connected with Bray DART station a 5-minute drive away, along with Dublin Bus and N11/M50 access for effortless commuting.
- Retired7/10
Well-suited for retirees looking for manageable upkeep, though management fees of c. 3,100 per annum and accessibility should be factored in.
Practical
8 areas- Ageing in Place6/10
The single-level apartment layout is manageable, but buyers should check for lift availability to the first floor for long-term accessibility.
- Low Maintenance9/10
Modern first-floor apartment living requiring minimal exterior upkeep, supported by a management company handling communal areas.
- Secure Gated Entry7/10
Located within a modern and sought-after residential development with designated resident parking.
- Minimalist Design8/10
Features a clean, bright, and well-balanced layout spanning 72 m with open-plan living spaces.
- Flexible Floor Plans6/10
Standard two-bedroom, two-bathroom apartment layout with fixed structural divisions.
- Heritage Home1/10
This is a modern residential development rather than a period or heritage property.
- Ecological Setup8/10
Benefits from a strong B2 BER rating, indicating good energy efficiency, double glazed windows, and gas heating.
- Outdoor areas6/10
Features a private sunny balcony ideal for outdoor relaxation, complemented by nearby public parks and the seafront.
Interests
9 areas- Gardening2/10
As a first-floor apartment with no private garden space other than a sunny private balcony, gardening opportunities are minimal.
- Walking9/10
Superbly positioned for walking enthusiasts, with Bray Seafront, Promenade, and Bray Head all nearby.
- Gym7/10
Bray Town Centre and surrounding areas offer a wealth of sporting and recreational facilities, including local fitness options.
- Cycling7/10
The location provides good access to local roads and coastal routes for cyclists, though storage for bikes within the apartment complex should be verified.
- Golf7/10
Bray hosts several well-regarded golf clubs in the wider local area accessible via short drives.
- Fishing7/10
Proximity to the coast and local rivers provides decent opportunities for sea and freshwater fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities are available in the wider Wicklow/Dublin border region, but require transport from this suburban apartment location.
- Water Sports8/10
Bray Seafront offers fantastic proximity for coastal water sports activities such as swimming and paddleboarding.
- Entertaining7/10
Features a spacious open-plan lounge and dining area alongside a private sunny balcony suitable for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located within a modern and sought-after residential development in Bray, offering a relatively peaceful environment while remaining close to town.
- Rural Living2/10
This is an urban residential apartment setting close to Bray Town Centre, offering very little rural character.
- Village Living7/10
Proximity to Bray Town Centre provides a community feel with local cafés, restaurants, boutiques, and everyday amenities within walking distance.
- Coastal Living8/10
Residents can easily enjoy the nearby Bray Seafront, Promenade, and Bray Head, making it highly appealing for coastal enthusiasts.
- Urban Living8/10
Situated in Bray with excellent connectivity including the DART station, Dublin Bus, and N11/M50 road networks for easy commuting.
Social
6 areas- Community Involvement7/10
Bray offers a vibrant community with active local groups, sports clubs, and neighborhood associations.
- Café Culture9/10
Bray Town Centre offers an excellent selection of cafés, restaurants, and boutiques within a short distance.
- Nightlife7/10
A good variety of local pubs, restaurants, and evening entertainment options are available throughout Bray.
- Health/Wellness groups8/10
The area supports various pilates & stretching, fitness, and wellness classes leveraging local community facilities.
- Networking Opportunities6/10
Primarily a residential commuter town, though easy access to Dublin expands broader professional networking reach.
- Tech-Hub Connectivity8/10
Effortless transport links via the DART and N11/M50 provide straightforward connections to Dublin's major tech and employment hubs.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-4D0F77HouseDelve · 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.