Photograph 1 of 4 of The Reef, Hawks Bay, Rathnew, Wicklow
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The Reef, Hawks Bay, Rathnew, Wicklow

€400,000

2 Bed~1 Bath~87 m²~BER A

What you'll like:

  • Exceptional energy rating: Achieving an A-rated building energy rating guarantees minimal heating costs and superior thermal comfort, which significantly reduces long-term utility expenses for the buyer.
  • Brand new construction: Being part of a newly developed collection means modern building standards, contemporary finishes, and fewer immediate maintenance concerns compared to older second-hand properties.
  • Contemporary interior design: The thoughtful layout provides bright, well-proportioned living areas tailored for modern lifestyles, ensuring a comfortable and visually appealing environment for residents.
  • End of terrace positioning: End-of-terrace configurations typically offer enhanced privacy, extra natural light through side windows, and potentially easier side access to the rear.
  • Reputable developer backing: Built by Durkan, a known construction entity, offering buyers greater confidence in build quality and adherence to modern regulatory standards.
  • Convenient local amenities: Essential services including supermarkets, schools, cafés, and restaurants are located within easy reach, simplifying daily errands and family logistics.
  • Thriving local sports: Proximity to established GAA, soccer, rugby, golf, and tennis clubs provides fantastic recreational opportunities for active individuals and families alike.
  • Strong commuter connectivity: The nearby M11 motorway offers straightforward vehicular access toward Dublin and the M50, making it practical for commuters driving to the capital.
  • Rail transport options: Wicklow Train Station is accessible nearby, offering scheduled rail services directly to Dublin Pearse and Connolly Stations for a stress-free commute.
  • Alternative bus links: Comprehensive bus connections operate locally, providing a reliable public transport alternative for reaching Dublin and surrounding regional areas.
  • Stable asking price: The recorded asking price has remained completely unchanged at four hundred thousand euros, indicating a firm pricing strategy without erratic mid-campaign hikes or drops.
  • Ground floor convenience: Ground-floor apartment living eliminates the need to navigate stairs daily, which is particularly beneficial for accessibility and moving heavy items.
  • Generous floor area: Measuring approximately 86.8 square meters, the property offers a spacious footprint for a two-bedroom home, ensuring comfortable everyday living spaces.
  • Balanced room proportions: The interior spaces are designed to accommodate practical furniture layouts without feeling cramped, maximizing the utility of every square meter.
  • Lifestyle-focused community: The development aims to foster a vibrant community atmosphere rather than just rows of houses, enhancing long-term neighborhood desirability.
  • Outdoor lifestyle appeal: Coastal and inland Wicklow locations provide wonderful proximity to scenic amenities, appealing to buyers who value weekend leisure and outdoor pursuits.
  • First-time buyer potential: The modern specification, manageable size, and energy efficiency make this an ideal starter home for those entering the property market.
  • Future resale value: High-efficiency new builds in accessible commuter towns historically retain strong market demand, protecting the buyer's long-term capital investment.
  • Direct agent contact: Established agent representation via Forkin Earls ensures buyers can easily access official plans, brochures, and developer negotiation channels.
  • Low initial maintenance: Fresh materials and modern warranties minimize unexpected repair costs during the crucial first years of property ownership.

But keep in mind:

  • Potential floor plan variances: The listing explicitly states that plans and dimensions are indicative only, meaning buyers must verify exact measurements before committing.
  • Limited bathroom count: Having only one bathroom for an 86.8 square meter two-bedroom home may cause morning congestion and inconvenience for occupants or guests.
  • Commuter traffic congestion: While the M11 is accessible, buyers should independently verify peak-hour travel times to Dublin, as regional bottlenecks can significantly extend commutes.
  • Construction phase uncertainties: Buying into a new development can involve ongoing construction disruption, landscaping delays, and settling-in issues across the wider estate.
  • Management company fees: New developments typically require annual service charges for estate maintenance, which buyers must review for affordability and fairness.
  • Lack of private garden specified: As an end-of-terrace apartment, buyers should verify whether private outdoor amenity space or a designated garden is included.
  • Fixed pricing firmness: The complete lack of asking-price movement suggests the seller may currently hold a firm stance on valuation, limiting early negotiation leverage.
  • Future development disruption: Subsequent phases of construction in the broader Hawks Bay scheme could mean sustained noise, dust, and heavy machinery traffic nearby.
  • Public transport reliance: Train and bus services require scheduled synchronization, meaning unexpected delays could impact daily commuting routines for non-drivers.
  • Parking allocation unknowns: The listing does not detail designated parking spaces, requiring buyers to confirm dedicated bay assignments and visitor parking rules.
  • Broadband infrastructure checks: Buyers must verify the availability and speed of high-speed fiber broadband connections, particularly for those working from home.
  • Sound insulation verification: In multi-unit apartment configurations, buyers should investigate party wall and floor acoustic insulation standards to ensure adequate privacy.
  • Defects liability period limits: New home warranties are reassuring, but navigating snagging lists and developer call-outs for construction defects requires diligent oversight.
  • Local school capacity: Rapid residential growth in Rathnew and Wicklow may place pressure on local school placements, requiring early enrollment inquiries from families.
  • Property tax implications: Local Property Tax bandings for newly constructed homes should be independently calculated to avoid unexpected annual expenditure surprises.
  • Future infrastructural strain: Rapid regional expansion could strain local healthcare, retail, and road infrastructure before public investments catch up.
  • Resale market competition: Similar new-build releases in the area could create future resale competition if multiple owners decide to sell simultaneously.
  • Interior finish allowances: Buyers must check whether kitchen, bathroom, and flooring finishes are fully installed or if standard allowances require out-of-pocket upgrades.
  • Utility connection charges: New connections sometimes incur initial activation fees or utility provider setup costs that buyers should factor into their moving budget.
  • Lack of historical sales data: Without established local transaction precedent in the immediate development, determining precise current market value requires careful comparative analysis.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks mildly undervalued compared with the available evidence.
  • The asking price appears somewhat conservative for a brand new, highly energy efficient two bedroom property offering an impressive A rating, especially when considering general market expectations for modern construction standards and contemporary interior finishes.
  • Valuation signals are supported by strong regional transaction benchmarks for houses of varying sizes nearby, while the stable asking price history indicates a firm initial pricing strategy by the developer without early reductions.
  • Support for this price point stems from strong commuter connectivity via the M11 and public transport links, whereas potential risks include buyer sensitivity to apartment versus traditional house formats in suburban settings.
  • Additional relevance comes from local infrastructure, school proximity, and extensive recreational amenities in the surrounding community which collectively enhance long term desirability and sustain purchaser interest for new build developments.

Build Analysis

What we know from similar construction types

  • The property is part of a new development of energy-efficient homes built by Durkan, featuring contemporary interiors and practical layouts.
  • As a newly built property boasting an A-rated energy efficiency, potential buyers should experience lower heating and overall energy costs.
  • Buyers should investigate the specific finish, management company fees for communal areas or grounds maintenance, and any structural warranties applicable to the new build.
  • Since the listing notes that plans and dimensions are indicative and subject to change, buyers should verify the exact specifications and floor plan of the specific unit being purchased.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 400 to 700 euro.
  • Explanation: Given the property has an A-rated BER, high energy efficiency and a floor area of 86.8 square metres, energy consumption for heating is expected to be very low compared to older properties.

Pollution Safe

9/10

Environmental situation to investigate

  • The area around Rathnew and Wicklow generally benefits from clean air quality and a lack of heavy industrial manufacturing plants in immediate proximity.
  • No major localized landfill or prominent incinerator concerns are prominently documented directly adjacent to the Hawks Bay development, though standard environmental due diligence is always recommended.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is located in Rathnew, County Wicklow, an area generally removed from major coastal or tidal flood zones.
  • Official mapping shows no recorded flood areas directly encompassing this development site, suggesting a favorable baseline geographic setting.
  • Being a ground-floor apartment, any localized surface water accumulation from heavy rainfall warrants consideration, though regional flood risk remains low.
Supporting evidence: Low

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

No verified results were found for this group in the previous five years.

Recent sales in the wider Rathnew area

  • 80 SAUNDERS LANE, RATHNEW, WICKLOW

    Sale date
    Declared sale price
    €450,000.00
  • 39 VARTRY CLOSE, TINAKILLY PARK, RATHNEW

    Sale date
    Declared sale price
    €520,000.00
  • MERRYMEETING COTTAGES, LOWER RD, RATHNEW

    Sale date
    Declared sale price
    €405,000.00
  • 24 MERRYMETTING, RATHNEW, WICKLOW

    Sale date
    Declared sale price
    €360,000.00
  • 59 THE OAKS, KEATINGSTOWN RD, RATHNEW

    Sale date
    Declared sale price
    €343,000.00

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: €4,000 — 1% of €400,000.
    ?
    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: approximately 1,500 to 3,000 euro plus outlay and VAT.
  • Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
  • Property valuation fees: approximately 150 to 300 euro for mortgage or purchase assessment.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for a pre-purchase survey.
  • Annual home insurance: approximately 350 to 650 euro per year depending on the policy cover.

Forum Talk

What people are saying about this area

  • Locals on community forums frequently discuss the ongoing development around Rathnew and the expansion of residential communities like Hawks Bay.
  • Discussions often highlight the convenience of the local transport links, including the M11 motorway and proximity to Wicklow Train Station for commuters heading to Dublin.
  • Residents appreciate the range of nearby amenities, noting the strong local sporting culture with active GAA, soccer, rugby, and golf clubs.
  • Community groups often share updates on local schools, retail convenience, and the general balance of suburban quiet with accessibility to coastal and natural amenities.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers bright, contemporary two-bedroom layouts suitable for small families, though a two-bedroom configuration may feel compact as children grow.

    7/10
  • Teenagers

    Two bedrooms provide adequate space for a single child or younger siblings sharing, but may lack independent space for older teenagers.

    6/10
  • Multi-generational Living

    With a floor area of 86.8 square metres and a single bathroom, this apartment layout is generally too small to comfortably accommodate multiple generations.

    3/10
  • Single Buyers

    An exceptional layout for single buyers seeking a low-maintenance, energy-efficient modern home with spare room for guests or a home office.

    9/10
  • Couples

    The two-bedroom configuration provides an ideal setup for couples looking for contemporary living spaces and energy efficiency.

    9/10
  • Empty Nesters

    Single-level ground-floor living combined with low-maintenance requirements makes this an attractive option for downsizers.

    8/10
  • Retirees

    Ground-floor access and energy-efficient construction offer comfortable, manageable living well-suited for retirement years.

    8/10

Work

3 areas
  • Remote Working

    The two-bedroom layout allows flexibility to dedicate one room as a home office, benefiting from modern energy efficiency.

    8/10
  • Hybrid Commuting

    Good transport links via the M11 and local train station make hybrid commuting to Dublin feasible for workers.

    7/10
  • Retired

    Ground-floor convenience and low upkeep make this property well-suited for retirees who want to minimize property maintenance.

    8/10

Practical

8 areas
  • Ageing in Place

    Ground-floor apartment living eliminates the physical barrier of stairs, making it practical for long-term accessibility.

    8/10
  • Low Maintenance

    New-build apartment living significantly reduces exterior maintenance responsibilities for the homeowner.

    9/10
  • Secure Gated Entry

    Buyers should verify specific security features such as gated entry or access control systems included in the development.

    5/10
  • Minimalist Design

    Contemporary bright interiors and clean architectural lines align closely with minimalist design preferences.

    9/10
  • Flexible Floor Plans

    The 86.8 square metre footprint provides practical two-bedroom proportions, though interior walls are generally fixed in apartment builds.

    6/10
  • Heritage Home

    This is a newly constructed modern energy-efficient development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Achieving an A BER rating, the property features high energy efficiency standards that minimize environmental impact and heating costs.

    10/10
  • Outdoor areas

    Provides access to shared or private outdoor spaces typical of modern apartment developments, complemented by nearby regional parks and coastlines.

    6/10

Interests

9 areas
  • Gardening

    As an end-of-terrace ground-floor apartment, private outdoor green space is likely limited compared to a detached or semi-detached house.

    4/10
  • Walking

    Local access to everyday amenities and the scenic Wicklow landscape provides ample opportunities for recreational walking.

    8/10
  • Gym

    A thriving local sporting community and regional facilities support active fitness routines and gym participation.

    7/10
  • Cycling

    The surrounding area offers pleasant local roads and routes suited for cycling enthusiasts.

    7/10
  • Golf

    County Wicklow is renowned for its excellent golf courses, with local facilities easily accessible from the area.

    8/10
  • Fishing

    Proximity to rivers and the coastline in County Wicklow provides good access for fishing enthusiasts.

    7/10
  • Horse Riding

    Wicklow features various equestrian centres and rural trails, though local options depend on exact travel distance.

    6/10
  • Water Sports

    Proximity to coastal areas in Wicklow supports a variety of water sports, from swimming to sailing and surfing.

    8/10
  • Entertaining

    Well-proportioned living areas and contemporary kitchen spaces provide a comfortable environment for hosting friends and family.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Located in Rathnew, Wicklow, the development provides a balanced setting away from major urban congestion, supporting a peaceful daily routine.

    7/10
  • Rural Living

    While Wicklow offers scenic surroundings, this is part of a newly built suburban development rather than a purely rural countryside setting.

    5/10
  • Village Living

    Proximity to local essentials, schools, and everyday amenities in Rathnew gives it a strong community-focused village feel.

    8/10
  • Coastal Living

    Situated in County Wicklow, residents have good access to coastal environments and nearby maritime amenities.

    7/10
  • Urban Living

    The location lacks the dense metropolitan atmosphere, nightlife, and immediate commercial concentration typical of urban city centres.

    4/10

Social

6 areas
  • Community Involvement

    A thriving local sporting and community scene in the area offers plenty of avenues to get involved locally.

    8/10
  • Café Culture

    Local cafés and eateries are within reach, though choices are more modest compared to larger city centers.

    6/10
  • Nightlife

    The location is primarily residential, offering a quiet environment with limited options for extensive nightlife.

    4/10
  • Health/Wellness groups

    Active local sports clubs and community initiatives support health and wellness participation.

    7/10
  • Networking Opportunities

    Professional networking is more limited locally, though commuting into Dublin expands business connectivity.

    5/10
  • Tech-Hub Connectivity

    While suitable for remote tech roles with good home workspaces, physical proximity to major tech hubs requires travel to Dublin.

    6/10

Listing information

Agent
Forkin Earls
Phone
040 461 933
Current status
active
Published on HouseDelve
21 September 2026
Correction
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Property reference: HD-52A08FHouseDelve · Republic of Ireland

Report 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.