Garrison House, Church Terrace, Main Street, Bray, Co. WicklowA98V588
€1,400,000
4 Bed~3 Bath~181 m²~BER C2
What you'll like:
- Historic building heritage: Garrison House dates back to 1692 as Brays second oldest building providing unique period charm and architectural character that appeals strongly to history enthusiasts.
- Multiple revenue streams: The offering includes a four-bedroom main residence alongside two separate two-bedroom apartments presenting an exceptional multi-unit investment or multi-generational living opportunity.
- Town centre convenience: Located just off the bustling Main Street giving residents immediate access to local shops cafes and services within a tranquil and discrete setting.
- Excellent transport links: Situated minutes away from Dublin Bus services and Bray Daly Railway Station providing seamless DART and mainline rail access for commuters.
- Strong energy ratings: The adjoining apartments boast impressive B2 and B3 BER ratings ensuring lower energy bills and reduced heating costs for future occupants or tenants.
- Main house energy updates: The primary 181 square metre residence achieves a respectable C2 BER rating following comprehensive refurbishment and thermal enhancements by the current owners.
- Outdoor lifestyle proximity: The wonderful seaside promenade beach and local parks are within a short stroll offering fantastic leisure opportunities for residents and visitors alike.
- Private off-street parking: A pair of tall pillars frames the approach to a generous courtyard front garden providing convenient and secure off-street parking for multiple vehicles.
- Enclosed garden views: The fully enclosed rear garden features an old stone wall and elevated views across the Dargle River and Peoples Park toward the Dublin Mountains.
- Al fresco dining space: A well-positioned patio area in the rear garden creates an ideal outdoor dining room for summer entertaining while taking in the scenic valley vistas.
- Spacious open-plan living: The main house features a bright dual-aspect kitchen dining room with bespoke cabinetry and quartz countertops seamlessly connecting to a generous family room.
- Character interior details: Original features such as granite window quoins and an inglenook brick fireplace with a wood-burning stove blend historic charm with modern comfort.
- Luxurious primary suite: The main bedroom includes a generous walk-in wardrobe and a contemporary ensuite shower room finished with twin basins and a heated towel rail.
- Wellness amenities included: One of the secondary bedrooms in the main house comes equipped with an integrated sauna providing a luxurious spa-like experience at home.
- High-end main bathroom: The family bathroom features a striking freestanding bathtub and a corner shower cubicle complemented by stylish patterned ceramic tiling.
- Practical utility facilities: A dedicated utility room in the main house provides extra storage and housing for laundry white goods keeping the kitchen clutter-free.
- Apartment one independence: The ground floor two-bedroom apartment features its own private composite front door entrance and a modern open-plan layout spanning approximately 69 square metres.
- Apartment two efficiency: The first-floor two-bedroom apartment offers 58 square metres of living space with contemporary grey carpeting and an efficient B2 energy performance rating.
- Comprehensive sports access: The surrounding Bray area offers numerous golf courses sailing clubs gyms and tennis facilities catering to active lifestyles and sports enthusiasts.
- Nature and recreation: Close proximity to scenic mountain walks countryside trails and coastal strolls provides wonderful weekend relaxation options right on the doorstep.
But keep in mind:
- Historic structural considerations: As a 1692-built property the buyer should verify the condition of original fabric and check for any conservation restrictions on alterations.
- Complex maintenance liabilities: Managing a historic main house alongside two rental apartments requires ongoing capital expenditure and diligent upkeep across three separate structures.
- Rental management workload: Operating multiple adjoined residential units as a single acquisition involves tenant management compliance with residential tenancy laws and potential void periods.
- Listed or protected status: The buyer should investigate whether the building holds protected structure status which can significantly restrict future renovation plans or window replacements.
- Combined heating systems: Prospective buyers should inspect the separate gas-fired central heating systems for each of the three units to ensure independent and efficient operation.
- Party wall obligations: Adjoining apartment structures within the same building envelope may entail shared party walls and collective building insurance considerations requiring careful legal review.
- Town centre noise: Although tucked away just off the Main Street residents may experience occasional ambient noise or traffic congestion during peak daytime hours.
- Boundary wall verification: The buyer should confirm the exact legal boundaries of the courtyard parking area and the old stone-walled rear garden with the title deeds.
- Staircase access limits: Apartment two is located on the first floor and relies solely on internal stair access which may present accessibility limitations for certain occupants.
- Compact fourth bedroom: The fourth bedroom in the main house is quite narrow at 1.5 by 6.1 metres making it better suited as a home office or gym than a standard double bedroom.
- Drainage and plumbing inspection: Given the age of the core structure the buyer should commission a thorough CCTV drain survey to check older pipework connecting the units.
- Electrical compliance check: The buyer must verify that the electrical wiring across the main house and both apartments meets current safety standards and has been recently certified.
- Roof condition survey: The roof structures spanning the historic main house and the attached apartments should be professionally inspected to identify any latent defects or slate repairs.
- Ventilation in bathrooms: Several bathrooms rely on mechanical extractors rather than exterior windows requiring verification that ventilation systems are functioning effectively to prevent dampness.
- Insurance cost variations: Insuring a historic property dating from the seventeenth century can sometimes attract higher premiums or require specialist heritage policy coverage.
- Parking capacity limits: While the front courtyard offers off-street parking accommodating vehicles for the main house and two apartments simultaneously may require careful spatial coordination.
- Boundary vegetation maintenance: The elevated garden with its well-stocked flowerbeds and mature shrubs will require regular horticultural upkeep to maintain its tidy appearance and views.
- Potential damp risks: Historic buildings without modern damp proof courses require careful monitoring for moisture ingress and proper sub-floor ventilation across all ground levels.
- Title and leasehold review: Legal advisors must carefully verify the freehold title structure and confirm how the main house and apartments are legally apportioned on a single title.
- Future retrofit costs: Upgrading the main house BER rating from C2 to higher efficiency tiers may involve complex insulation interventions due to the historical nature of the walls.
Price positioning
?
- The asking price appears attractively positioned when considering the inclusion of both a substantial historic main residence and two separate adjoining rental apartments within a central urban location.
- Signals supporting potential undervaluation stem from the unique combination of multiple income generating units bundled together, which often exceeds the transactional value of standard individual dwellings nearby.
- Market support for this pricing level relies heavily on ongoing rental demand and strong buyer appetite for multi unit properties, though potential refurbishment upkeep for period features could undermine value.
- Relevant factors include the distinct historical significance of the primary building, energy efficiency ratings across the separate units, and the overall versatility offered to prospective investors or occupiers.
Build Analysis
What we know from similar construction types
- Garrison House is a historic property dating back to 1692, originally built as a barracks and later used as a fever hospital, meaning buyers should investigate potential structural quirks, preservation requirements, or restrictions associated with older buildings.
- The compound includes the main four-bedroom residence alongside two adjoining two-bedroom apartments, so a buyer should verify planning compliance, rental history, and title separation for all three units.
- The main house has undergone comprehensive refurbishment including energy efficiency improvements, granite exterior work, and custom joinery, but a thorough structural survey is recommended to check the condition of original fabric elements like stone walls and quoins.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,800
- Explanation: This estimate reflects a 181 m² main residence with a C2 BER rating utilizing gas-fired central heating, though actual costs will vary based on occupancy habits and energy prices.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban and residential setting, well removed from major heavy industrial zones, large modern landfills, or active waste incinerators.
- Any potential legacy industrial concerns typical of older town centres should be independently verified by the buyer through local environmental searches.
Flood Safe
7/10Water overflow reports to follow up
- The elevated location overlooking the Dargle River valley generally reduces the direct risk of structural flooding, though localized heavy rainfall events in low-lying coastal and river towns should always be kept in mind.
- Buyers are advised to consult detailed local flood maps and carry out a comprehensive environmental survey to confirm specific site vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 CHURCH TERRACE, BRAY, WICKLOW
- Sale date
- Declared sale price
- €333,250.00
14 SOUTHPOINT, MAIN ST, BRAY
- Sale date
- Declared sale price
- €405,000.00
APT 29 SOUTHPOINT, MAIN STREET, BRAY
- Sale date
- Declared sale price
- €275,500.00
36 CONNOLLY SQUARE, MAIN STREET, BRAY
- Sale date
- Declared sale price
- €295,000.00
17 SOUTHPOINT, MAIN STREET, BRAY
- Sale date
- Declared sale price
- €260,000.00
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% to 2% of the purchase price depending on the applicable tax brackets
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay
- Land registration fees: approximately €600 to €800 for property and registry filings
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required
- Annual home insurance: roughly €400 to €900 depending on the chosen level of coverage
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant atmosphere and convenience of living close to Bray's bustling Main Street and seafront amenities.
- Local forums often highlight the excellent public transport connectivity, particularly the proximity of the DART and multiple Dublin Bus routes.
- Discussions in the area often revolve around ongoing community initiatives, local sports clubs, and coastal leisure activities.
- Property owners in the town centre appreciate the blend of historic charm and modern conveniences available in established residential pockets like Church Terrace.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property includes curved manicured lawns in a fully enclosed garden, providing a safe and enjoyable outdoor space for young children.
- Teenagers8/10
With four bedrooms in the main house plus two adjoining two-bedroom apartments, there is ample independent space suitable for growing teenagers.
- Multi-generational Living10/10
The offering of a main four-bedroom residence plus two separate two-bedroom apartments makes this an ideal setup for multi-generational living.
- Single Buyers7/10
Single buyers could live in one part of the property while renting out the adjoining apartments for supplemental income.
- Couples8/10
Offers generous living proportions and modern finishes, with the added benefit of rental or guest units.
- Empty Nesters8/10
Provides manageable private spaces and convenient town centre access, alongside extra units for visiting family.
- Retirees7/10
Town centre location close to amenities is convenient, though buyers should verify accessibility features for ageing in place.
Work
3 areas- Remote Working9/10
Flexible bedroom configurations, including spaces well-suited for home offices, support remote working setups.
- Hybrid Commuting9/10
Excellent public transport links including DART, mainline rail services, and Dublin Bus make commuting straightforward.
- Retired8/10
Town centre convenience and low-maintenance apartment options suit retirement living well.
Practical
8 areas- Ageing in Place6/10
Multi-level layout in the main house may require adaptation, though ground floor apartment options offer easier single-level living.
- Low Maintenance7/10
Modern upgrades, energy-efficient ratings (C2 and B-ratings across units), and manageable gardens keep maintenance reasonable.
- Secure Gated Entry7/10
Properties feature secure own-door access and private enclosed boundaries.
- Minimalist Design6/10
Retains historic character and period features alongside contemporary refurbishments rather than strict minimalism.
- Flexible Floor Plans10/10
Comprises a 4-bedroom main house plus two separate 2-bedroom apartments, offering exceptional layout flexibility.
- Heritage Home10/10
Built in 1692, Garrison House is Bray's second oldest building, steeped in history and architectural interest.
- Ecological Setup7/10
Includes energy-efficiency improvements, gas-fired central heating, double glazing, and an EV charger.
- Outdoor areas9/10
Features a gated front courtyard with parking and an enclosed rear garden with lawn, patio, and river views.
Interests
9 areas- Gardening7/10
Features raised flowerbeds in the front courtyard and an enclosed rear garden with well-stocked flowerbeds and lawns.
- Walking10/10
Minutes away from the seafront promenade, beach, and local mountain walks.
- Gym8/10
Local clubs and gyms are close at hand, and one of the rooms includes a built-in sauna.
- Cycling7/10
Town centre location provides good access to local roads and routes, though storage for bikes should be verified.
- Golf8/10
The surrounding area is well known for numerous golf courses close at hand.
- Fishing7/10
Coastal and river proximity offers good opportunities for local angling and fishing pursuits.
- Horse Riding5/10
Equestrian facilities are available in the wider Wicklow area, though not directly on-site.
- Water Sports9/10
Proximity to the seaside town of Bray allows for easy access to sailing and water sports.
- Entertaining10/10
Includes expansive open-plan kitchen and dining areas, plus a patio area with wonderful views ideal for al fresco dining.
Lifestyle
5 areas- Quiet Living8/10
Tucked away just off the bustling main street, the property enjoys peace and tranquillity outside of the immediate town noise.
- Rural Living2/10
This is a town centre residence with adjoining apartments rather than a rural property.
- Village Living5/10
Situated in a central seaside town setting with local amenities nearby, offering a community feel.
- Coastal Living9/10
Located in the heart of Bray, just a short stroll from the seafront, promenade, and beach.
- Urban Living8/10
Positioned right in the town centre with immediate access to shops, eateries, and public transport links.
Social
6 areas- Community Involvement7/10
Central location in an established seaside town encourages active community participation.
- Café Culture9/10
A super range of cafes, eateries, and bars are situated within minutes' walk of the front door.
- Nightlife8/10
Proximity to the bustling main street provides ready access to local evening venues and restaurants.
- Health/Wellness groups8/10
Local health and wellness activities, including pilates and stretching, are within easy reach.
- Networking Opportunities7/10
Town centre setting provides good connectivity to local business and social networks.
- Tech-Hub Connectivity7/10
Good transport links to Dublin city centre facilitate access to broader employment and tech hubs.
Listing information
- Agent
- H J Byrne
- Phone
- 01 286 2113
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-42CDA9HouseDelve · 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.