68 Riddlesford, Southern Cross Road, Bray, Co. WicklowA98TD30
€645,000
3 Bed~3 Bath~119 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B BER rating supported by external wrap-around insulation, which should ensure lower heating bills and reduced carbon emissions for the buyer.
- Extended living space: The cleverly converted attic provides valuable extra room that can function flexibly as a home office, playroom, or occasional guest accommodation for a growing family.
- South west orientation: The exceptionally private rear garden benefits from a sunny south-westerly aspect, making it ideal for outdoor entertaining and capturing afternoon and evening sunlight.
- Dedicated garden room: A separate timber garden room on the property offers the perfect ready-made location for a home office, hobby room, or quiet retreat away from the main house.
- Cul-de-sac setting: Positioned peacefully in a low-traffic cul-de-sac, the home provides a safer environment for children to play and reduced passing vehicle noise for residents.
- Upgraded kitchen diner: The rear kitchen diner serves as the heart of the home, featuring handcrafted bespoke cabinetry, integrated appliances, and dual aspect windows flooding the space with light.
- Modern luxury bathrooms: The property includes stunningly remodelled bathrooms featuring high-quality sanitaryware, contemporary tiling, underfloor heating in the ensuite, and a spa-like main shower room.
- Turnkey presentation: Immaculately presented throughout with tasteful upgrades, stylish timber flooring, and coved ceilings, allowing the new owner to move in immediately without undertaking urgent renovations.
- Off street parking: The front driveway features attractive cobble-lock paving bounded by walls and hedging, offering convenient off-street parking for vehicles in a secure front yard setting.
- Family friendly neighbourhood: Riddlesford is a highly sought-after, tree-lined community boasting wonderful open green spaces and close proximity to an array of excellent local primary and secondary schools.
- Prime coastal location: Situated in a desirable north Wicklow seaside town, residents enjoy close proximity to the sea, mountains, local shopping facilities, and scenic spots like Killruddery Estate.
- Commuter friendly transport: The property offers convenient access to Dublin City Centre via nearby DART and bus services, while the M50 motorway provides speedy road connectivity to surrounding areas.
- Comprehensive local amenities: Sports and recreation facilities abound nearby, including sailing, rowing, soccer, tennis, and the Shoreline Leisure centre with its pool, gym, and padel courts.
- Durable composite door: The front entrance features a stylish and energy-efficient composite door that enhances thermal retention while providing robust security and lasting durability.
- Seamless ground floor flow: Timber flooring flows continuously through the downstairs hallway and kitchen spaces, enhancing the sense of spaciousness and architectural continuity throughout the main level.
- Generous primary suite: The expansive primary bedroom spans the front of the house and includes a bank of mirrored sliderobes alongside a luxurious tiled ensuite with underfloor heating.
- Ample built-in storage: Every bedroom is equipped with fitted wardrobes or clever under-bed storage, complemented by additional eaves storage in the attic to keep living areas uncluttered.
- Stable asking price: Recorded asking price history shows the property has remained steady at €645,000 without erratic price adjustments, indicating a firm and confident initial pricing strategy by the vendor.
- Low maintenance exterior: The rear garden is fully paved with Indian sandstone in earthy hues, eliminating the need for lawn mowing while providing a durable area for barbecues.
- Outdoor convenience features: Two painted timber sheds in the rear garden provide both practical outdoor storage and dedicated hobby space, keeping gardening equipment neatly tucked away.
But keep in mind:
- Attic compliance check: The buyer should independently verify whether the attic conversion possesses full planning permission and structural building compliance for habitable use.
- Garden room standards: The buyer's surveyor should inspect the detached timber garden room to confirm it meets proper electrical, insulation, and building standards for year-round office use.
- Extension and alteration checks: Prospective purchasers must check if any historic internal modifications or kitchen extensions complied with local building regulations at the time of construction.
- Boundary line verification: The buyer should examine the title deeds and map to confirm that the boundaries enclosing the cobble-lock driveway and rear garden match official land registry records.
- Maintenance of shared boundaries: The high walls and hedging shared with neighbouring properties should be inspected to determine ongoing maintenance responsibilities and legal boundary ownership.
- Drainage and surface water: Given the extensive paving in both the front driveway and rear garden, the buyer should check that adequate surface water drainage is installed to prevent pooling.
- Insulation installation records: The buyer should request certification or surveyor verification regarding the application and lifespan of the external wrap-around insulation system to ensure proper installation.
- Boiler and heating age: A thorough inspection of the gas-fired central heating system and radiators is recommended to determine their age, efficiency, and remaining operational lifespan.
- Upstairs window glazing: The buyer should verify the acoustic and thermal performance of the double-glazed windows across all bedrooms to ensure adequate street noise reduction and heat retention.
- Underfloor heating checks: The buyer should test the electric underfloor heating system in the ensuite bathroom during a viewing to confirm it heats up correctly and safely.
- Plumbing fixture condition: While recently upgraded, all newly fitted bathroom sanitaryware, vanity units, and walk-in shower screens should be checked by a surveyor for proper sealing and water pressure.
- Electrical system capacity: An electrical safety check should be commissioned to ensure the fuse board and wiring can safely handle modern household loads, especially with a home office setup.
- Appliance warranty status: The integrated kitchen appliances, such as the induction hob, oven, and dishwasher, should be checked for working order and any remaining manufacturer warranties.
- Ventilation in converted spaces: The buyer should inspect the attic conversion and bathrooms for adequate ventilation and extraction to prevent potential future issues with condensation and dampness.
- Potential for damp in sheds: The two painted timber sheds should be inspected for signs of dampness or timber rot, as outdoor wooden structures require regular maintenance and protective treatment.
- Cul-de-sac parking congestion: While the cul-de-sac is peaceful, the buyer should observe parking dynamics during peak evening or school run hours to assess potential visitor congestion.
- Local traffic proximity: The buyer should investigate potential traffic noise levels during rush hours along the broader Southern Cross Road network connecting to the neighbourhood.
- Future development oversight: The buyer's solicitor should check local planning registers for any nearby zoned land or proposed developments that could impact local traffic or neighbourhood character.
- Property tax band valuation: The buyer should verify the local property tax band applicable to this address and assess ongoing municipal charges relative to the purchase price.
- Resale market liquidity: The buyer should research recent comparable sales in the Bray and North Wicklow area to ensure the asking price aligns with prevailing local market conditions.
Price positioning
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- The asking price of €645,000 appears slightly overvalued when compared against recent verified sales figures within the same estate that reflect a range of varying property conditions and historical transactions.
- Valuation signals show upward pressure driven by extensive modern upgrades, an attic conversion, a garden home office, and external wrap-around insulation, balanced by historical transactions ranging significantly in price.
- Strong buyer demand for turnkey properties with high B BER ratings and south-westerly gardens supports the asking price, whereas broader regional market fluctuations could potentially undermine sustained competitive bidding.
- Relevant market dynamics include the appeal of a family-friendly cul-de-sac location combined with well-appointed contemporary interiors that minimize immediate post-purchase expenditure for prospective buyers.
Build Analysis
What we know from similar construction types
- The property features external wrap-around insulation, which contributes to its strong B BER rating and improved thermal efficiency.
- The attic has been converted into additional living space, and buyers should verify that this conversion complies with all relevant building regulations and planning requirements.
- A garden room is present on the property and functions as a home office; its structural compliance and electrical connections should be inspected.
- Recent upgrades include a remodelled bathroom, an upgraded guest WC, and bespoke kitchen cabinetry, which should be checked for quality workmanship.
Heating cost*
Estimated expense to heat this property every year
- 1,200 to 1,600 euro annually.
- Given the B energy rating and external wrap-around insulation mentioned in the property facts, heating efficiency is likely above average for a 119 square metre home.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no apparent major industrial facilities, heavy manufacturing, or active large-scale landfill sites in immediate proximity.
- Any historical or legacy environmental concerns in the broader district are typically minor, though prospective buyers should verify local records if seeking absolute certainty regarding past land use.
Flood Safe
8/10Water overflow reports to follow up
- The general location sits at a considerable elevation relative to major coastal flood zones, lowering the likelihood of direct tidal flooding.
- Standard surface water management applies during heavy rainfall events, and prospective buyers are advised to check local drainage reports or specialized flood maps as part of standard due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
100 RIDDLESFORD, SOUTHERN CROSS, BRAY
- Sale date
- Declared sale price
- €626,000.00
33 RIDDLESFORD, SOUTHERN CROSS RD, BRAY
- Sale date
- Declared sale price
- €580,000.00
78 RIDDLESFORD, BRAY, WICKLOW
- Sale date
- Declared sale price
- €451,000.00
8 RIDDLESFORD, BRAY, CO WICKLOW
- Sale date
- Declared sale price
- €680,000.00
101 RIDDLESFORD, BRAY, WICKLOW
- Sale date
- Declared sale price
- €740,000.00
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: €6,450 — 1% of €645,000.
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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 VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value.
- Property valuation fees: 150 to 250 euro.
- Surveyor fees: 400 to 1,000 euro depending on the depth of the survey.
- Annual home insurance: 400 to 800 euro.
Forum Talk
What people are saying about this area
- Locals and residents on forums frequently highlight Bray as a family-friendly coastal town with a strong sense of community and excellent access to outdoor amenities such as the nearby Killruddery Estate.
- Discussions on neighbourhood groups often mention the convenience of local transport links, noting that the DART service and the nearby M50 make commuting to Dublin City Centre straightforward.
- Parents in local forums frequently discuss the wide availability of well-regarded primary and secondary schools in the surrounding North Wicklow area.
- Residents commonly praise the recreational lifestyle in the area, pointing to local sports clubs, the scenic mountain backdrop, and leisure facilities like Shoreline Leisure.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is situated in a sought-after tree-lined neighbourhood featuring wonderful open green areas for children to safely play. There is also an excellent range of primary and secondary schools close at hand.
- Teenagers8/10
With three bedrooms, an attic conversion, and a convenient location close to local amenities, schools, and transport links like the DART and bus services, the home suits growing teenagers well.
- Multi-generational Living7/10
The home offers generous proportions and an attic conversion providing extra flexible accommodation, though the overall floor area of 119 square metres across three bedrooms may feel slightly compact for larger multi-generational households.
- Single Buyers6/10
At an asking price of €645,000, this property is better suited for established professionals or buyers with a higher budget rather than typical first-time single buyers.
- Couples9/10
Immaculately presented with stylish upgrades, a spectacular kitchen diner, and a garden room ideal for a home office, this property is exceptionally well-suited for couples looking to settle down.
- Empty Nesters8/10
The low-maintenance landscaped rear garden with Indian sandstone paving and single-level convenience on the main floors make this an attractive option for empty nesters wanting to downsize without compromising on style.
- Retirees8/10
Featuring a peaceful cul-de-sac setting, low-maintenance outdoor spaces, and high energy efficiency with a B BER rating, it offers a comfortable environment for retirement.
Work
3 areas- Remote Working10/10
Includes a dedicated garden room equipped as a home office, providing an ideal remote working environment away from the main house.
- Hybrid Commuting9/10
Dublin City Centre is accessible via a short commute by DART or bus, and the M50 provides speedy road access to surrounding areas.
- Retired8/10
The single-level flow downstairs, manageable size, and peaceful location suit retirement living well.
Practical
8 areas- Ageing in Place7/10
The property features convenient ground-floor living spaces and a guest WC, though upper-floor bedrooms and the converted attic require stair access.
- Low Maintenance9/10
The front has a cobble-lock driveway and the rear garden is fully paved with Indian sandstone, minimizing garden upkeep.
- Secure Gated Entry5/10
The property features a cobble-lock driveway and a gated side entrance, though it is not part of a secure gated community.
- Minimalist Design8/10
Immaculately presented throughout with clean lines, contemporary grey kitchen cabinetry, and stylish flooring.
- Flexible Floor Plans9/10
Features three bedrooms, an upgraded kitchen diner, and a cleverly converted attic space suitable for a variety of uses.
- Heritage Home2/10
This is a modernised suburban home rather than a period or heritage property.
- Ecological Setup8/10
Boasts a strong B BER rating, gas-fired central heating, and super external wrap-around insulation for enhanced energy efficiency.
- Outdoor areas9/10
Features an enviable south-westerly oriented rear garden with Indian sandstone paving, two timber sheds, and a separate garden room.
Interests
9 areas- Gardening6/10
The gardens feature beautiful landscaping, planters, and flowerpots, though the rear garden is fully paved with Indian sandstone rather than traditional lawn.
- Walking9/10
The historic Killruddery Estate is just a minutes walk away, offering spectacular gardens and walking opportunities, alongside nearby mountain and coastal routes.
- Gym9/10
The nearby Shoreline Leisure facility offers a fully equipped gym suitable for all levels of fitness, a heated 25m pool, fitness classes, and padel courts.
- Cycling7/10
The surrounding area provides good local access to roads and recreational routes, though buyers should verify dedicated cycling infrastructure.
- Golf7/10
North Wicklow is home to a range of sports clubs and recreational facilities, though buyers should verify the proximity of local golf courses.
- Fishing6/10
Being a coastal seaside town, local angling and fishing opportunities are accessible, though buyers should verify specific spots.
- Horse Riding6/10
The surrounding area features nearby countryside and equestrian potential, though buyers should confirm local stables and riding facilities.
- Water Sports9/10
Bray offers a superb range of sports clubs including sailing, rowing, and paddleboarding.
- Entertaining9/10
Features a spectacular kitchen diner with French doors opening to an enviable south-westerly oriented rear garden with Indian sandstone paving, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Ideally positioned in a peaceful cul-de-sac setting within a sought-after tree-lined neighbourhood, offering a quiet residential environment.
- Rural Living4/10
While close to the mountains and seaside, the property is located in an established suburban neighbourhood rather than a rural setting.
- Village Living7/10
Bray provides a charming coastal town atmosphere with local amenities, historic estates like Killruddery, and a strong sense of community.
- Coastal Living8/10
Situated in a North Wicklow seaside town with easy access to the sea and coastal recreational facilities.
- Urban Living6/10
Dublin City Centre is accessible via a short commute by DART or bus, providing a balance of suburban tranquility with proximity to urban centres.
Social
6 areas- Community Involvement8/10
Riddlesford is noted for its real sense of community and family-friendly neighbourhood atmosphere.
- Café Culture7/10
Proximity to local amenities, the Killruddery farmers market, and Bray town offers good access to local cafes and eateries.
- Nightlife6/10
While local pubs and dining options exist in Bray, more extensive nightlife requires travel into Dublin City Centre.
- Health/Wellness groups8/10
Shoreline Leisure offers fitness classes, a pool, and gym facilities, supporting health and wellness activities.
- Networking Opportunities6/10
Networking is primarily accessible via commuting links into Dublin or through local community groups.
- Tech-Hub Connectivity7/10
Good transport links via the M50 and DART provide reasonable connectivity to Dublin's primary employment and tech hubs.
Listing information
- Agent
- Garrett O'Bric Property Advisors
- Phone
- 0861707183
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-788990HouseDelve · 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.