8 Miller's Wood, Herbert Road, Bray, Co. WicklowA98TX29
€995,000
4 Bed~3 Bath~182 m²~BER B
What you'll like:
- Energy efficient rating: The property holds an impressive B energy rating, which should help keep heating and electricity costs down while offering potential access to green mortgage rates.
- Generous floor area: Spanning approximately 182 square metres, the house provides expansive accommodation across two levels, perfectly suited for growing family needs.
- Pristine walk-in condition: The home has been meticulously maintained and tastefully presented throughout, allowing new owners to move in immediately without undertaking urgent renovations.
- Impressive sunroom addition: A stunning triple aspect sunroom features extensive glazing, warm oak timber slat ceilings, and built-in window seats, flooding the rear of the house with natural light.
- Sunny southerly aspect: The fully enclosed rear garden benefits from an enviable south-facing orientation, maximizing sunshine throughout the day for outdoor relaxation and entertaining.
- Desirable cul de sac: Situated in a tranquil cul de sac within an exclusive enclave of premium homes, the location minimizes passing traffic for enhanced privacy and safety.
- Walking distance to schools: The property is conveniently positioned within walking distance of highly regarded primary and secondary educational institutions, simplifying the daily school run.
- Excellent public transport: Excellent local transport infrastructure includes nearby DART, mainline rail, and Dublin Bus services, ensuring a smooth and efficient commute to Dublin city centre.
- Convenient seaside proximity: The vibrant seaside town of Bray, featuring a scenic promenade, diverse dining options, and coastal amenities, is just a short walk away.
- Flexible second reception: A versatile front-facing room equipped with built-in shelving can easily function as a home office, playroom, or cozy second sitting room.
- Bespoke kitchen cabinetry: The kitchen is fitted with classic cream Shaker-style cabinetry and luxurious granite countertops, offering abundant storage and excellent food preparation space.
- Interconnecting living spaces: Elegant double doors connect the main reception room to the kitchen and diner, creating an ideal layout for seamless family living and hosting guests.
- Luxurious primary suite: The spacious master bedroom features floor-to-ceiling fitted wardrobes with mirror doors and a recently remodelled ensuite shower room finished to a high standard.
- Recently upgraded bathrooms: Both the ensuite and the main family shower room have been contemporarily remodelled with high-quality sanitary ware, wet room style showers, and heated towel rails.
- Practical utility room: A dedicated utility room off the kitchen provides convenient space for laundry appliances and features direct side access to the exterior of the house.
- Low maintenance exterior: Both front and rear gardens have been cleverly landscaped with stone patios, gravel areas, and a central fire pit, minimizing ongoing gardening upkeep.
- Abundant off-street parking: The gated gravelled front garden provides ample parking space for multiple vehicles behind an attractive low mellow brick wall boundary.
- Strong local amenities: Residents benefit from close proximity to Shoreline Leisure Centre, golf clubs, tennis courts, parks, and Kilruddery House and Gardens for weekend recreation.
- Welcoming entrance hallway: The front door features decorative stained-glass inserts and is flanked by glazed panels, creating a bright and inviting first impression upon entry.
- Ample storage options: Fitted wardrobes in all four bedrooms, a generous under-stairs storage area, and pull-down Stira access to the attic ensure plenty of room to keep belongings organized.
But keep in mind:
- High asking price: At €995,000, the property represents a significant financial investment, requiring buyers to carefully verify local comparable sales to ensure accurate market valuation.
- Untested mechanical services: As agents have not tested heating appliances or plumbing fixtures, buyers should arrange a thorough independent survey to confirm the operational status of all services.
- Potential boundary verification: Buyers should instruct their legal representative to closely examine the title deeds and maps to verify that all garden boundaries match official records accurately.
- Maintenance of gravel surfaces: The extensive gravel driveways and garden areas, while low maintenance initially, may require periodic topping up, weed control, and raking over time.
- Open plan noise transmission: The interconnecting reception rooms and open flow into the sunroom might result in increased sound transmission across ground floor living spaces during busy periods.
- Solar gain regulation: The expansive glazing in the triple aspect sunroom should be investigated for potential heat buildup during peak summer months or heat loss in winter.
- Staircase configuration: The angled staircase features an initial turn that buyers with toddlers or mobility concerns should inspect closely for everyday safety and furniture moving practicality.
- Proximity to local traffic: While located in a cul de sac, the property's closeness to Herbert Road means buyers should assess potential peak-time traffic noise levels from the wider area.
- Attic storage limitations: Although the attic is accessible via a Stira stairs, buyers planning to convert it should verify structural roof timbers and compliance with building regulations.
- Drainage and surface water: Given the extensive patio paving and gravel landscaping in the rear garden, buyers should verify that adequate surface water drainage is installed.
- Appliance lifespan uncertainty: Integrated kitchen appliances are included in the sale, but their age and remaining working lifespan should be checked thoroughly during pre-purchase viewings.
- BER verification duty: While the listing indicates a B rating with a specific certificate number, buyers should independently verify this energy performance certificate prior to closing contracts.
- Window and door seals: The extensive double glazing throughout the large sunroom and bay windows should be inspected for seal integrity to prevent future condensation or drafts.
- Boundary privacy screening: The high timber fencing enclosing the rear garden should be inspected to determine its current structural condition and remaining lifespan before purchase.
- Potential commuting congestion: Although public transport links are nearby, road commutes into Dublin city centre from Bray during peak morning hours can experience significant congestion.
- Bathroom ventilation check: Buyers should verify that all remodelled shower rooms feature adequate mechanical extraction fans to prevent moisture buildup and potential mold issues.
- Storage shed absence: The current low-maintenance garden design does not clearly highlight a dedicated garden shed, which buyers requiring outdoor tool storage should note.
- Upstairs floor coverings: The landing and bedroom areas feature semi-solid timber flooring, which buyers with preferences for plush carpets in bedrooms may wish to replace.
- Plumbing water pressure: Given the multiple modern bathrooms and shower suites, buyers should test the domestic water pressure and boiler capacity to ensure adequate simultaneous usage.
- Future development checks: Buyers should verify local planning registers to ensure no nearby developments could unexpectedly impact the tranquil cul de sac setting in the future.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom family home extending to approximately 182 square metres, featuring a double-fronted exterior and a cul-de-sac location within an exclusive enclave.
- Notable structural additions include a triple-aspect sunroom to the rear and converted or adapted reception rooms, which a buyer should verify have appropriate planning permission and building control compliance.
- The house benefits from a B energy rating, indicating a high level of thermal efficiency and insulation compared to older housing stock.
- A buyer should investigate the condition of the dual side entrances, boundaries, and the low-maintenance gravelled front and rear garden layouts for proper drainage.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,400 euro to 1,800 euro.
- Explanation: Given the 182 square metre floor area and efficient B energy rating, heat retention is strong, though the presence of a triple aspect sunroom and a detached layout may lead to slightly higher heat loss during colder months compared to mid-terrace alternatives.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
105 CLOVER HILL, HERBERT RD, BRAY
- Sale date
- Declared sale price
- €350,000.00
23 PEMBERTON, HERBERT RD, BRAY
- Sale date
- Declared sale price
- €985,000.00
30 ARDMORE WOOD, HERBERT RD, BRAY
- Sale date
- Declared sale price
- €625,000.00
7 PEMBERTON, HERBERT RD, BRAY
- Sale date
- Declared sale price
- €885,000.00
136 RICHMOND PARK, HERBERT RD, BRAY
- Sale date
- Declared sale price
- €470,000.00
Recent sales in the wider Bray area
88 OLDCOURT GROVE, BOGHALL RD, BRAY
- Sale date
- Declared sale price
- €440,000.00
24 SEAPOINT COURT, BRAY, CO WICKLOW
- Sale date
- Declared sale price
- €694,000.00
71 HEADLANDS, PUTLAND ROAD, BRAY
- Sale date
- Declared sale price
- €525,000.00
75 LA VALLEE, UPPER DARGLE RD, BRAY
- Sale date
- Declared sale price
- €430,000.00
18 UPPER DARGLE RD, BRAY, WICKLOW
- Sale date
- Declared sale price
- €300,000.00
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
- Stamp duty: approximately 1 percent on the first one million euro of the purchase price, amounting to about 9,950 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and registry of deeds transactions.
- Property valuation fees: around 150 euro to 300 euro if required by a mortgage lender.
- Surveyor fees: approximately 500 euro to 1,500 euro depending on the depth of the structural survey.
- Annual home insurance: roughly 500 euro to 1,200 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Locals in Bray frequently discuss the convenience of Herbert Road for walking to both the town centre and the seafront.
- Residents highlight the local amenities including Kilruddery House and Gardens as a major plus for weekend activities and markets.
- Commuters on community forums often praise the reliability of the DART and bus services from Bray into Dublin city centre.
- Parents in the area frequently share positive feedback regarding the choice and standard of primary and secondary schools nearby.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property provides an enclosed rear garden, multiple bedrooms, and a location close to local schools and parks, making it very suitable for young children.
- Teenagers9/10
With four bedrooms, generous living spaces, proximity to secondary schools, and local amenities like sports clubs and a skate park, teenagers will find plenty to do.
- Multi-generational Living7/10
The 182 m² floor area and multiple reception rooms offer decent separation, though a single-level annex is absent.
- Single Buyers6/10
Priced at €995,000 with four bedrooms, it is quite large and expensive for a typical single buyer unless sharing or prioritizing space.
- Couples8/10
An ideal forever home for couples planning to grow or those who enjoy ample space for entertaining and home offices.
- Empty Nesters7/10
The low-maintenance gardens and single-floor elements are appealing, though four bedrooms might be more than needed.
- Retirees7/10
Good proximity to town amenities and low-maintenance outdoor areas support retirement living, though stairs are present to upper bedrooms.
Work
3 areas- Remote Working9/10
Includes dedicated spaces like a family room/home office with built-in shelving, suitable for remote work setups.
- Hybrid Commuting9/10
Exception public transport links including DART, mainline rail, and Dublin Bus services make commuting to Dublin convenient.
- Retired7/10
Well-suited for active retirees looking for proximity to local amenities and a manageable property footprint.
Practical
8 areas- Ageing in Place6/10
Features a ground floor guest WC and good living space, but bedrooms and the main shower room are located on the upper floor.
- Low Maintenance9/10
Presented in pristine condition with gravelled gardens, stone patio areas, and an energy-efficient B BER rating.
- Secure Gated Entry5/10
Located in a tranquil cul-de-sac within an exclusive enclave, though the property itself features an open driveway entrance with dual side gates rather than private security gates.
- Minimalist Design6/10
Classic traditional family home layout with bespoke cabinetry and decorative coving rather than stark minimalism.
- Flexible Floor Plans8/10
Interconnecting reception rooms, a sunroom, and a ground-floor room suitable as an office or additional reception space provide good flexibility.
- Heritage Home3/10
This is a modern, well-maintained detached family home rather than a period or heritage property.
- Ecological Setup7/10
Benefits from an efficient B BER rating which helps keep energy costs down.
- Outdoor areas9/10
Substantial south-facing rear garden with an extensive stone patio, outdoor dining space, and a circular patio with a fire pit.
Interests
9 areas- Gardening7/10
Features landscaped rear gardens with flowerbeds and a sunny southerly aspect, though designed for low maintenance.
- Walking9/10
Excellent options nearby including Bray promenade, local parks, and woodland walks at Kilruddery House.
- Gym9/10
Shoreline Leisure centre is close at hand with a fully equipped gym, heated pool, and fitness classes.
- Cycling8/10
Local cycling clubs and accessibility to the surrounding Wicklow area cater well to cycling enthusiasts.
- Golf8/10
Bray is home to superb golf clubs within easy reach.
- Fishing7/10
Coastal and nearby river locations offer good opportunities for fishing enthusiasts.
- Horse Riding6/10
General equestrian facilities can be found in the wider County Wicklow region.
- Water Sports8/10
Proximity to Bray seafront and promenade provides great access to water sports activities.
- Entertaining10/10
Features wonderful interconnecting reception rooms, a large kitchen diner, a spectacular sunroom, and an extensive south-facing patio with a fire pit.
Lifestyle
5 areas- Quiet Living8/10
Situated in a tranquil cul-de-sac within an exclusive enclave, offering a peaceful residential atmosphere.
- Rural Living4/10
Located in a suburban town setting near Bray rather than the countryside, though Kilruddery House is nearby.
- Village Living7/10
Close to local shops, cafes, and restaurants within walking distance of Bray.
- Coastal Living8/10
Minutes away from the seaside town of Bray, its promenade, and opportunities for water sports.
- Urban Living6/10
Provides suburban convenience with easy DART and bus access to Dublin City Centre, less than 20 km away.
Social
6 areas- Community Involvement8/10
Active local community in Bray with various sports clubs, associations, and a bustling Saturday farmers market.
- Café Culture8/10
Walking distance to a selection of cafes and restaurants in the town and along the seafront.
- Nightlife7/10
Bray seafront and town center offer a range of bars and restaurants to suit various tastes.
- Health/Wellness groups9/10
Shoreline Leisure centre and local wellness groups offer robust fitness classes and activities.
- Networking Opportunities6/10
Standard suburban networking potential, though major tech and business hubs are accessible via the commute to Dublin.
- Tech-Hub Connectivity7/10
Good transport links allow straightforward connectivity to Dublin's primary tech hubs.
Listing information
- Agent
- Garrett O'Bric Property Advisors
- Phone
- 0861707183
- Published on HouseDelve
- 7 September 2026
- Correction
- Report an issue
HD-00D873HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.