Apartment 30, La Vallee, Upper Dargle Road, Bray, WicklowA98TY76
€450,000
3 Bed~2 Bath~88 m²~BER C2
What you'll like:
- Generous floor area: Spanning approximately 88 square meters, this apartment provides exceptionally spacious accommodation that comfortably accommodates families, downsizers, or buyers seeking dedicated home office space.
- Three double bedrooms: The layout features three well-proportioned double bedrooms, offering rare flexibility and space compared to standard two-bedroom apartments in the local marketplace.
- Private scenic balcony: Positioned directly off the main living area, the private balcony offers uninterrupted, tranquil views across the surrounding Dargle Valley and mature woodland.
- Upgraded modern bathrooms: Both the main family bathroom and the primary ensuite have been recently renovated to a high standard, enhancing everyday comfort and modern living appeal.
- Underfloor heating feature: The newly upgraded bathrooms include luxurious underfloor heating, providing an extra touch of warmth and quality finish for future residents.
- Quiet small block: Situated within a small residential block comprising just eight apartments, residents enjoy a more peaceful and intimate living environment than larger developments.
- Tranquil rear orientation: Enjoying an enviable position to the rear of the building, the property benefits from enhanced privacy and minimal street noise interference.
- Abundant natural light: Large wall-to-wall windows in the impressive main reception room flood the living spaces with excellent natural daylight throughout the day.
- Secure gated parking: Residents benefit from peace of mind via secure, residents-only parking accessed through private electric gates within the development.
- Dedicated bicycle storage: A dedicated bicycle storage area is provided on-site, catering well to cycling enthusiasts and sustainable commuters needing secure bike placement.
- Picturesque walking trails: Residents enjoy exclusive access to landscaped communal walkways featuring attractive greenery and scenic views overlooking the nearby River Dargle.
- Well-maintained grounds: The development boasts attractive and meticulously managed communal grounds, creating a strong first impression and pleasant outdoor surroundings.
- Convenient transport links: The property is ideally positioned on the southern side of Bray, offering swift and easy vehicular access to the N11 and M50 motorways.
- Public transit access: Bray DART station and numerous regular local bus services are within easy reach, facilitating convenient daily commuting into Dublin and beyond.
- Proximity to town centre: Bray Town Centre is located a short distance away, providing an extensive array of local shops, bustling cafes, and diverse dining options.
- Outdoor lifestyle amenities: The location offers exceptional proximity to local highlights including the famous Bray seafront, the promenade, Bray Head, and various walking routes.
- Recreational facilities: Buyers can easily access a wide variety of local sports clubs, including golf, tennis, and sailing facilities situated throughout the surrounding coastal area.
- Versatile family appeal: The combination of three bedrooms and spacious living areas makes this property a highly practical alternative to a traditional suburban terraced house.
- Established residential setting: Located within a highly regarded and established residential development, the property offers a proven community feel and enduring neighbourhood desirability.
- Turnkey bathroom quality: The high-standard finishes in the wet rooms mean buyers can move in immediately without incurring the immediate cost and hassle of renovations.
But keep in mind:
- Substantial management fees: The annual management fee of €2,716.76 for the 2025/2026 period represents a significant recurring annual expense that buyers must factor into their ongoing budget.
- C2 energy rating: The current C2 BER rating indicates that the apartment may require future energy efficiency upgrades to reduce heating costs and improve overall thermal retention.
- Second floor location: Situated on the second floor of the block without elevator mention, daily access relies entirely on stairs, which may pose challenges for movers or less mobile occupants.
- Apartment living restrictions: Buyers should carefully review the development rules regarding pets, sub-letting, and structural modifications typically enforced by apartment management companies.
- Sinking fund contributions: Prospective purchasers should investigate the current balance of the management company sinking fund to ensure adequate reserves exist for future major building repairs.
- Parking space allocation: Buyers must verify whether the secure parking includes a designated, guaranteed space or operates on a first-come, first-served basis within the gates.
- Refuse management costs: It is important to confirm whether commercial waste collection charges and bin storage maintenance are fully included within the annual management fee.
- Potential sound transmission: Being an apartment in a shared block, buyers should consider potential noise transfer from neighbouring units above, below, or adjacent to the property.
- External maintenance liability: Common areas, roofs, and exterior facades are managed externally, meaning owners lack direct control over the timing and cost of communal repairs.
- Insurance policy inclusions: Buyers should verify what building insurance coverage is provided by the management company and ensure their own contents policy is adequately aligned.
- Rental cap considerations: Investors or future buyers must check if any rental caps or tenancy restrictions apply to the development under current management company guidelines.
- Communal lighting expenses: Electricity costs for powering the electric gates, security lighting, and internal hallway illumination contribute to the ongoing management fee burden.
- Access road management: Buyers should confirm whether the estate roads leading to the property are taken in charge by the local authority or managed privately.
- Future development proximity: Due-diligence should include checking local planning registers to ensure no future high-density developments will obstruct current valley views.
- Ventilation and humidity: As with many apartments, thorough inspection of bathroom and kitchen extraction systems is advised to prevent potential condensation or mould issues.
- Window glazing performance: The extensive glazing in the living room should be inspected for thermal efficiency and seal integrity to prevent heat loss during winter months.
- Fire safety compliance: Buyers should request confirmation that the building meets all current fire safety standards and regulations applicable to multi-unit residential blocks.
- Storage limitations: Aside from the main rooms, internal storage options appear limited, so buyers should assess if wardrobe space and attic access are sufficient for their needs.
- Broadband and connectivity: Prospective occupants should verify the availability of high-speed fibre broadband providers servicing this specific apartment block location.
- Electric heating efficiency: Depending on the primary heating system installed, buyers should calculate anticipated running costs to ensure they align with their household utility budget.
Price positioning
?
- The asking price appears moderately ambitious when evaluated against verified transactions within the immediate residential development, suggesting a slight premium is being sought for its specific positioning.
- Upward valuation signals stem from the inclusion of three genuine double bedrooms, recently upgraded bathrooms featuring underfloor heating, and a tranquil top-floor outlook across the surrounding woodland.
- Potential factors that could support such a valuation include strong buyer demand for smaller block sizes of only eight units and efficient connectivity to local transport networks.
- Conversely, factors that might undermine this price level include the C2 energy rating and ongoing annual management fees which could influence overall affordability for prospective purchasers.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment of approximately 88 sq. m. located within a small residential block comprising just eight apartments, offering a relatively low-density living arrangement for an apartment development.
- The apartment features extensive wall-to-wall glazing in the living room and a private balcony overlooking the Dargle Valley and surrounding woodland, which enhances natural light but should be inspected for thermal efficiency and weather sealing.
- Both the main bathroom and ensuite have been recently upgraded and include underfloor heating; a buyer should verify that appropriate certification and compliance documentation are available for these plumbing and electrical works.
- The development is managed, with an annual management fee of €2,716.76 noted for 2025/2026; a purchaser's legal representative should investigate the management company's accounts, sinking fund status, house rules, and upcoming maintenance levies.
- Shared amenities include secure residents-only parking accessed via private electric gates, a dedicated bicycle storage area, and landscaped communal walkways; the condition and ongoing maintenance responsibilities of these shared areas should be checked.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: With a floor area of 88 square metres and a C2 BER rating, energy efficiency is moderate. Heating expenses will vary based on personal usage habits, fuel type, and local energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The development is situated in a largely residential and woodland setting along the Dargle Valley, appearing well removed from major heavy industrial zones or active landfills.
- Any historical industrial uses or potential local legacy sites should be independently verified by prospective buyers as part of standard conveyancing.
Flood Safe
7/10Water overflow reports to follow up
- While the property is located within the Dargle Valley near the River Dargle, the apartment itself is positioned on the second floor of the building.
- Prospective purchasers should review official local flood maps and reports to confirm the specific flood risk status of the broader site and access routes.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
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
1 LA VALLEE, UPPER DARGLE RD, BRAY
- Sale date
- Declared sale price
- €405,000.00
6 RATHMORE TERRACE, UPPER DARGLE RD, BRAY
- Sale date
- Declared sale price
- €375,000.00
20 RIVERVALE, UPPER DARGLE RD, BRAY
- Sale date
- Declared sale price
- €375,000.00
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
3 SANS SOUCI WOOD, VEVAY ROAD, BRAY
- Sale date
- Declared sale price
- €687,000.00
8 ST PETERS RD, BRAY, WICKLOW
- Sale date
- Declared sale price
- €480,000.00
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 €4,500 based on 1% of the asking price for residential property under €1 million.
- Solicitor legal fees: Around €1,500 to €3,000 plus outlays and VAT for conveyancing services.
- Land registration fees: Approximately €400 to €800 depending on the property value and registry filings.
- Property valuation fees: Roughly €150 to €300 typically required for mortgage approval.
- Surveyor fees: Between €400 and €800 depending on the depth of the structural survey chosen.
- Annual home insurance: Approximately €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Bray area frequently discuss the convenience of the local transport network, highlighting easy access to both the N11/M11 and Bray DART station.
- Local community forums often praise the outdoor lifestyle available in Bray, particularly the proximity to the seafront, promenade, and Bray Head walking routes.
- Discussions regarding developments along the Upper Dargle Road often emphasize the tranquil woodland settings and views of the surrounding valley.
- Buyers and residents in managed developments like La Vallee frequently review annual management company fees and maintenance standards for communal grounds.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has three double bedrooms and is set in a quiet, landscaped development, though apartment living with young children means managing stairs and balcony safety.
- Teenagers7/10
Three bedrooms offer adequate space for growing teenagers, and the proximity to Bray town centre and public transport provides independence.
- Multi-generational Living4/10
While there are three bedrooms, a single-level apartment of 88 square metres with two bathrooms offers limited privacy for multi-generational households.
- Single Buyers8/10
An 88 square metre three-bedroom apartment offers generous space for a single buyer wanting a home office and spare bedrooms.
- Couples9/10
Provides plenty of space for couples, with extra rooms easily adapted for guests or home working.
- Empty Nesters8/10
A manageable second-floor apartment size with secure gated entry and scenic views, though buyers should note the management fee.
- Retirees7/10
Features secure gated entry and well-maintained communal grounds, though being on the second floor of a block without lift mention should be verified regarding accessibility.
Work
3 areas- Remote Working9/10
Three bedrooms allow for one or more dedicated home offices in a quiet, scenic environment.
- Hybrid Commuting8/10
Convenient access to the N11/M11, M50, and Bray DART station makes hybrid commuting viable.
- Retired7/10
A secure, low-maintenance living arrangement ideal for retirees, though second-floor stair access should be considered.
Practical
8 areas- Ageing in Place5/10
While low-maintenance internally, the second-floor location without mention of a lift may pose challenges for long-term ageing in place.
- Low Maintenance8/10
Apartment living with managed communal grounds ensures exterior maintenance is handled, though a management fee applies.
- Secure Gated Entry9/10
Features secure, residents-only parking accessed via private electric gates.
- Minimalist Design7/10
Generous room proportions and an open feel provide a clean canvas for minimalist styling.
- Flexible Floor Plans8/10
Three double bedrooms allow rooms to easily transition between bedrooms, guest rooms, or home offices.
- Heritage Home2/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup6/10
Has a C2 BER rating, which indicates standard energy efficiency with potential room for future upgrades.
- Outdoor areas7/10
Includes a private balcony with valley views, secure bicycle storage, and access to landscaped communal walkways.
Interests
9 areas- Gardening3/10
As a second-floor apartment, private outdoor planting space is limited to a balcony rather than a traditional garden.
- Walking9/10
Benefit from landscaped walkways around the development, Bray Head, local walking routes, and the nearby seafront.
- Gym6/10
Bray town centre offers local fitness facilities, though health and wellness groups should be verified locally.
- Cycling7/10
The development includes a dedicated bicycle storage area, supporting local cycling options.
- Golf7/10
Bray and the surrounding County Wicklow area offer a good selection of established golf courses.
- Fishing7/10
Proximity to the River Dargle and coastal areas provides local angling and fishing opportunities.
- Horse Riding6/10
County Wicklow features various equestrian centres, though traveling outside the immediate urban edge is required.
- Water Sports7/10
Bray's coastal location supports sea-based water sports and sailing activities.
- Entertaining8/10
An impressive living room and separate kitchen/dining area provide a great layout for hosting guests, complemented by a private balcony.
Lifestyle
5 areas- Quiet Living8/10
Positioned to the rear of the building with a tranquil outlook across the Dargle Valley and woodland, minimizing urban noise.
- Rural Living5/10
Provides pleasant valley and woodland views, but remains part of a residential development close to Bray town centre.
- Village Living7/10
Bray offers a strong community feel with local shops and amenities within easy reach.
- Coastal Living7/10
Bray is well-known for its coastal amenities, seafront, and promenade, easily accessible from the property.
- Urban Living6/10
Offers good access to town centre amenities and transport links like the DART, while maintaining a suburban, leafy setting.
Social
6 areas- Community Involvement7/10
Bray provides an active local community with numerous clubs, societies, and local initiatives.
- Café Culture8/10
Bray town centre and the seafront offer a wide variety of cafés and restaurants.
- Nightlife6/10
Local pubs and eateries are available in the town centre, though more extensive nightlife requires traveling toward Dublin.
- Health/Wellness groups7/10
Good local access to fitness, pilates & stretching studios, and outdoor wellness pursuits.
- Networking Opportunities6/10
Mainly residential setting, requiring travel into larger business hubs for professional networking.
- Tech-Hub Connectivity7/10
Good connectivity via the N11 and rail links to employment centers in South Dublin and beyond.
Listing information
- Agent
- Dooley Auctioneers
- Phone
- 01 201 0300
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-D259AEHouseDelve · 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.