9 The Friary, Church Road, Bray, WicklowA98F5P7
€890,000
4 Bed~3 Bath~162 m²~BER A2
What you'll like:
- Exceptional Energy Rating: The impressive A2 BER rating indicates modern construction standards and high thermal performance, which should significantly reduce monthly heating bills and overall energy consumption for the buyer.
- Spacious Modern Layout: Extending to approximately 162 square metres across three well-designed levels, the house offers generous proportions that provide an excellent balance of family living and bedroom accommodation.
- Contemporary Open Plan Living: The rear kitchen and dining area features sleek handleless cabinetry and large rooflights, creating a bright and engaging hub that is perfectly suited to modern lifestyles and entertaining.
- High-End Kitchen Upgrades: The inclusion of a Grohe Red Duo instant boiling-water tap with an integrated filtration system adds immediate convenience and premium quality to daily kitchen tasks for the new owner.
- Dedicated Principal Suite: Occupying the entire second floor, the expansive principal bedroom includes a walk-in wardrobe and en-suite bathroom, offering a private and luxurious retreat away from the rest of the home.
- Abundant Natural Light: Extensive rear glazing and large sliding patio doors seamlessly connect the indoor spaces with the outdoors, flooding the ground floor living areas with pleasant daylight throughout the day.
- Practical Utility Space: A separate utility room equipped with fitted storage units, a countertop, and laundry plumbing provides essential functional separation to keep the main kitchen tidy and clutter-free.
- Excellent Storage Solutions: In addition to internal wardrobe spaces, the property features a substantial PVC-coated Clane Steel garden shed measuring roughly 13 feet by 8 feet for secure outdoor equipment storage.
- Beautiful Landscaped Garden: The enclosed rear garden features a spacious paved patio and neat lawn surrounded by established shrubs, offering a private and secure environment for children to play or outdoor dining.
- Convenient Off Street Parking: A dedicated paved driveway at the front of the property provides secure, hassle-free parking directly outside the front door, complemented by neatly maintained planting and a gated side entrance.
- Desirable Bray Location: Situated on Church Road, the development places residents within convenient reach of Bray town centre, local schools, diverse dining options, and everyday retail amenities for maximum lifestyle convenience.
- Coastal Proximity: Bray's renowned seafront, scenic promenade, and active harbour are readily accessible from the location, offering wonderful weekend leisure opportunities and coastal walks for the household.
- Strong Public Transport: Excellent proximity to local DART services and Dublin Bus routes ensures reliable and efficient commuting options into Dublin city centre and surrounding areas for working professionals.
- Seamless Road Access: Convenient proximity to the N11, M11, and M50 road networks facilitates straightforward driving commutes and travel across the wider region without navigating complex local town traffic.
- Turnkey Condition: Presented in excellent condition throughout with stylish finishes and large-format tiling, the residence allows a buyer to move in immediately without undertaking costly or disruptive initial renovations.
- Versatile Family Accommodation: Four well-proportioned bedrooms allow flexible usage options, easily accommodating growing families, overnight guests, or the creation of dedicated home offices for remote working arrangements.
- Secure Side Access: A gated side entrance provides practical access to the rear garden for maintenance, bicycles, and bins without needing to carry them directly through the main living quarters.
- Stable Asking Price: The recorded asking-price history shows a steady position at €890,000 without erratic fluctuations, suggesting a confident initial pricing strategy by the vendor in the current local market.
- Modern Heating Technology: The integration of advanced heating systems designed for A2-rated homes delivers consistent year-round thermal comfort and efficient temperature control across all three floors of the property.
- Thoughtful Ground Floor W.C.: A conveniently positioned guest bathroom on the entrance level offers added practicality for visiting guests and daily family routines without requiring access to upper-floor bathrooms.
But keep in mind:
- Substantial Asking Price: At €890,000, the property represents a significant financial commitment, requiring buyers to carefully evaluate local comparable sales and ensure it aligns with current independent property valuations.
- Three Storey Living: The accommodation is spread vertically across three floors, which may present daily stair-climbing challenges for buyers with mobility concerns, young toddlers, or heavy household items.
- End of Terrace Exposure: As an end-of-terrace home, the property shares one party wall and is exposed to potential side-weather impacts, making it wise to inspect acoustic insulation and exterior wall conditions.
- Maintenance of Modern Systems: Advanced features like the air-to-water heating system and instant boiling water tap require specialized servicing and may incur higher-than-average replacement costs if components fail out of warranty.
- Limited Price History Insights: The absence of previous price reductions in the tracked timeline means buyers should investigate current market demand levels to determine whether any negotiation room exists below the asking price.
- Potential Boundary Verification: Buyers should have their legal representative meticulously verify the exact legal boundaries and management arrangements for the development to ensure clarity on communal upkeep obligations.
- Garden Privacy Assessment: While the rear garden is enclosed, buyers should inspect adjacent properties to check for potential overlooking from neighboring windows into the patio and lawn areas.
- Management Company Fees: Developments of this type frequently involve estate management companies and associated annual service charges for shared areas, which buyers must verify and factor into their ongoing monthly budgets.
- Storage Limitations in Smaller Rooms: Bedroom four is relatively compact at just over two by three meters, meaning furniture layout options may be restricted if utilized as a full double bedroom rather than a home office.
- Upstairs Bathroom Distribution: With only one family bathroom serving three bedrooms on the first floor, busy morning routines could create bottlenecks, making a careful assessment of household scheduling essential.
- Parking Capacity Constraints: The front driveway provides off-street parking, but multi-car households should verify whether the space comfortably accommodates more than one vehicle without causing obstruction.
- Clane Steel Shed Durability: Although the garden shed provides useful storage, buyers should inspect the condition of the PVC coating and base to ensure there are no hidden moisture issues or long-term rust concerns.
- Drainage and Guttering Inspection: Given the extensive roof glazing and large flat-roof elements often found in modern layouts, buyers should arrange a thorough survey to check for proper rainwater runoff and prevent future leaks.
- Traffic Proximity Considerations: Being located on Church Road close to town amenities, buyers should visit the property at peak traffic times to assess potential noise levels and congestion during morning and evening rushes.
- Future Expansion Limits: Because the home is already efficiently laid out across three stories with a finished garden, undertaking major structural extensions later would be technically challenging and exceptionally costly.
- BER Compliance Verification: While advertised as an A2 rating, buyers should request the official BER certificate and advisory report to confirm that all installed energy technologies function strictly as specified.
- Fixtures and Fittings Inventory: Purchasers must ensure that all integrated appliances and specific items like the specialized boiling tap are formally itemized in the contract to avoid misunderstandings upon closing.
- Underfloor Heating Inertia: Underfloor heating systems offer great comfort but have slower response times when adjusting temperatures, which some occupants may find requires a period of adjustment compared to standard radiators.
- Local Development Density: The surrounding area features higher-density residential developments, so buyers valuing a secluded rural feel should verify that the immediate neighborhood atmosphere matches their lifestyle preferences.
- Insurance Premium Checks: Due to modern building methods and specific glass configurations, buyers should obtain preliminary buildings insurance quotes early to confirm that premiums fall within expected reasonable limits.
Price positioning
?
- The asking price of €890,000 appears slightly overvalued when evaluated against historical transactions within the same development, such as number 7 which achieved €845,000 previously and indicates modest upward local pricing trends.
- Valuation signals are supported by high energy efficiency credentials boasting an A2 BER rating, contemporary three-storey layout, and generous floor space of 162 square metres appealing strongly to modern family buyers.
- Such a pricing strategy could be supported by sustained buyer demand for premium energy-efficient suburban homes, though it might be undermined by broader macroeconomic headwinds or resistance if exceeding recent comparable sales.
- Relevant market dynamics include stable asking price history without reductions, suggesting seller confidence, alongside proximity to local amenities and transport links which help justify the upper-quartile local valuation.
Build Analysis
What we know from similar construction types
- The property is a modern, three-storey end-of-terrace residence extending to approximately 162 sq.m.
- It boasts an A2 Building Energy Rating, indicating high energy efficiency, likely featuring modern insulation, airtightness, and heating systems such as air-to-water heating.
- The layout spans three levels, with an open-plan kitchen and dining area on the ground floor, three bedrooms and a family bathroom on the first floor, and a dedicated principal suite on the second floor.
- Buyers should investigate the specific construction type, compliance with current building regulations, and warranty documentation (such as HomeBond or equivalent new home guarantees if applicable).
- Advantage of the build include significantly lower energy consumption, contemporary finishes like handleless cabinetry and a Grohe Red Duo instant boiling water tap, and low heating costs associated with an A2 rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900. Explanation: The property benefits from an efficient A2 Building Energy Rating featuring modern air-to-water heating and underfloor technology, which significantly reduces energy consumption compared to older dwellings despite its 162 square metre floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential setting within Bray, generally appearing well-removed from major industrial pollution sources or heavy manufacturing sites.
- Any historical or legacy waste concerns in the wider district remain matters for local environmental authorities, and prospective buyers should verify specific local designations if concerned.
Flood Safe
8/10Water overflow reports to follow up
- The immediate area does not carry a prominent, established reputation for frequent flooding, though coastal proximity means certain low-lying zones in Bray warrant standard due diligence.
- Buyers are advised to review local authority flood maps and consult relevant environmental reports to confirm specific flood risk factors for the exact site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
13 THE FRIARY, CHURCH ROAD, BRAY
- Sale date
- Declared sale price
- €755,000.00
7 THE FRIARY, CHURCH ROAD, BRAY
- Sale date
- Declared sale price
- €845,000.00
CARNVUE, CHURCH RD, BRAY
- Sale date
- Declared sale price
- €900,000.00
72 RYECROFT, CHURCH RD, BRAY
- Sale date
- Declared sale price
- €570,000.00
35 RYECROFT, CHURCH RD, BRAY
- Sale date
- Declared sale price
- €565,000.00
Recent sales in the wider Bray area
67 LA VALLEE, DARGLE RD, BRAY
- Sale date
- Declared sale price
- €330,000.00
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
2 SUGARLOAF TERRACE, BRAY, CO WICKLOW
- Sale date
- Declared sale price
- €675,000.00
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
9 the friary, church road, bray
- Sale date
- Declared sale price
- €568,281.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,900 — 1% of €890,000.
?
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 outlay.
- Land registration fees: €400 to €800 depending on property value and registry type.
- Property valuation fees: €150 to €300 for mortgage or standard valuation.
- Surveyor fees: €500 to €1,200 depending on the level of pre-purchase survey detail.
- Annual home insurance: €400 to €800 depending on the level of contents and buildings cover.
Forum Talk
What people are saying about this area
- Residents in Bray frequently discuss local infrastructure upgrades, community events, and ongoing developments around the town centre and seafront.
- Transport links such as the DART and local bus services are regular topics of conversation among commuters sharing tips on peak travel times.
- Local forums often highlight the convenience of living near Church Road for accessing schools, local shops, and recreational amenities.
- Community groups share updates on local environmental initiatives and coastal maintenance around the Bray seafront and harbour area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four bedrooms, an enclosed rear garden, and a convenient location near schools and amenities, this home is exceptionally well-suited for families with young children.
- Teenagers8/10
The three-storey layout offers great independence, particularly with the top-floor principal suite, while proximity to public transport like the DART aids older children's mobility.
- Multi-generational Living7/10
The multi-level layout provides good separation of space across three floors, though buyers should verify if any ground-floor bathroom facilities can easily accommodate elderly relatives.
- Single Buyers5/10
At 162 square metres with four bedrooms and an asking price of 890,000 euros, this property is quite large and costly for a single occupant unless they require extensive space for remote work.
- Couples8/10
Offers generous modern living spaces and an impressive top-floor main bedroom suite, making it ideal for couples planning for the future or who love to entertain.
- Empty Nesters6/10
The low-maintenance garden and modern A2 energy efficiency appeal to empty nesters, though three storeys of stairs might become less desirable over time.
- Retirees6/10
Proximity to Bray town centre and local amenities is a strong advantage, but the three-storey layout means retirees should consider the long-term implications of navigating multiple flights of stairs.
Work
3 areas- Remote Working9/10
Bedroom four and the flexible layout offer ideal spaces for dedicated home offices, supported by modern construction standards.
- Hybrid Commuting9/10
Excellent transport infrastructure including the DART, Dublin Bus services, and easy access to the N11/M11 and M50 make commuting flexible and efficient.
- Retired7/10
Low-maintenance modern construction with an A2 BER rating suits retirees looking for hassle-free living close to town services.
Practical
8 areas- Ageing in Place5/10
While low-maintenance and energy-efficient, the three-storey layout may pose challenges for ageing in place without future modifications.
- Low Maintenance9/10
Modern A2-rated construction, underfloor heating, and a neatly landscaped manageable garden ensure very low ongoing maintenance requirements.
- Secure Gated Entry4/10
Features off-street parking and a gated side entrance, though the development itself is not a fully gated community.
- Minimalist Design8/10
Sleek handleless kitchen cabinetry, contemporary finishes, and clean architectural lines lend themselves well to minimalist styling.
- Flexible Floor Plans8/10
The three-storey layout with four bedrooms provides excellent flexibility for guest rooms, home offices, or family quarters.
- Heritage Home1/10
This is a contemporary, recently constructed modern home rather than a period or heritage property.
- Ecological Setup9/10
Boasts an impressive A2 Building Energy Rating, modern air-to-water heating technology, and high energy efficiency to minimise consumption.
- Outdoor areas8/10
Includes a paved front driveway for off-street parking and a beautifully maintained enclosed rear garden with a paved patio and large storage shed.
Interests
9 areas- Gardening7/10
Features a beautifully maintained enclosed rear garden with a lawn, established shrubs, and a substantial steel storage shed for equipment.
- Walking9/10
Bray offers wonderful walking opportunities, from the famous seafront promenade to nearby coastal and hill trails.
- Gym7/10
Proximity to Bray town centre ensures good access to local fitness facilities, health clubs, and pilates & stretching classes.
- Cycling7/10
The location allows for manageable cycling access to the seafront and local amenities, though buyers should verify local cycle lane connectivity.
- Golf7/10
Bray and the surrounding County Wicklow area boast several highly regarded golf courses within a short driving distance.
- Fishing7/10
Proximity to the coast and local waterways provides good opportunities for sea and freshwater angling enthusiasts.
- Horse Riding6/10
While suburban in nature, the wider County Wicklow region offers excellent equestrian facilities and riding stables.
- Water Sports8/10
Bray's coastal location makes it convenient for sea swimming, paddleboarding, and other water-based activities.
- Entertaining9/10
The open-plan kitchen and dining area features a central island, instant boiling water tap, and wide sliding patio doors leading directly onto a paved patio and landscaped garden.
Lifestyle
5 areas- Quiet Living7/10
Situated in an attractive residential development with an enclosed rear garden, providing a peaceful retreat while remaining close to urban conveniences.
- Rural Living2/10
This is a distinctly suburban and town-adjacent setting rather than a rural one, despite nearby access to coastal and natural amenities.
- Village Living7/10
Convenient reach to Bray town centre provides a strong community feel with local shops and cafés within easy reach.
- Coastal Living8/10
Bray is renowned for its seafront, promenade, and harbour, making this location fantastic for those who enjoy coastal walks and seaside living.
- Urban Living7/10
Positioned close to town amenities, excellent transport links including the DART and Dublin Bus, and major road networks like the M11.
Social
6 areas- Community Involvement8/10
Bray has a vibrant local community with numerous clubs, associations, and volunteer groups active in the area.
- Café Culture8/10
Bray town centre and the bustling seafront offer an excellent selection of cafés, restaurants, and social spots.
- Nightlife7/10
A good variety of local pubs, bars, and dining venues are accessible in the town centre and along the seafront.
- Health/Wellness groups8/10
Proximity to local wellness centers, gyms, and community pilates & stretching classes supports an active lifestyle.
- Networking Opportunities7/10
Good connectivity to both Dublin and local business hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Strong transport links to Dublin's tech corridors make this a viable location for tech professionals working a hybrid schedule.
Listing information
- Agent
- Fenelon Properties
- Phone
- 01 201 4650
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-F60FB5HouseDelve · 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.