
Thorndale, 11 King Edward Park, Bray, Co. WicklowA98HP80
€1,095,000
4 Bed~3 Bath~187 m²~BER F
What you'll like:
- Prestigious coastal location: Situated in one of Bray's most sought-after residential settings, providing long-term desirability and strong capital preservation for discerning buyers.
- Substantial detached residence: Features four generous bedrooms and 187 square meters of accommodation, offering ample space for growing families seeking privacy and comfort.
- Quiet cul-de-sac setting: Positioned in a low-traffic enclave that enhances daily peace, privacy, and safety for children or pets.
- Generous mature site: Occupies a private, well-established plot with mature planting and secure side access, creating an idyllic outdoor sanctuary.
- Detached garage potential: Includes a substantial separate outbuilding with excellent potential for conversion into a home office or studio, subject to permissions.
- Dual driveway configuration: Provides convenient off-street parking for multiple vehicles and enhances overall accessibility for busy family households.
- Walking distance to amenities: Located just 550 meters from Bray town center, placing shops, cafes, and restaurants within very easy reach.
- Excellent transport links: Conveniently close to the local DART station, frequent bus routes, and the N11/M11/M50 road network for commuters.
- Flexible reception layout: Features a welcoming entrance hallway leading to interconnected reception rooms that easily adapt to various lifestyle needs.
- Bright dual-aspect living: The main living room benefits from dual-aspect windows and a solid-fuel fireplace, ensuring abundant natural light throughout the day.
- Open-plan remodeling potential: Offers clear structural scope to combine the kitchen and dining areas into a contemporary, large living space.
- Principal bedroom suite: Boasts an impressive main bedroom complete with a spacious en-suite bathroom for added privacy and convenience.
- Private sun balcony: The primary bedroom opens onto a sunny private balcony, providing a pleasant elevated spot to relax outdoors.
- Floored attic storage: Includes a versatile floored attic space suitable for immediate storage needs or future vertical expansion.
- Nearby development precedent: Neighbors have successfully obtained planning permissions for residential additions, indicating favorable local planning attitudes.
- Proximity to coastline: Close to Bray's famous seafront and scenic walking trails, offering wonderful recreational opportunities for weekend leisure.
- Established local schools: Positioned near several well-regarded educational institutions, making it an ideal long-term base for families with children.
- Stable asking price: The recorded asking price has remained completely unchanged during monitoring, suggesting a firm vendor pricing stance.
- Generous bathroom provision: Equipped with three bathrooms in total, minimizing morning congestion for larger family households.
- Character and proportion: Retains a classic architectural presence and room proportions rarely found in modern developments.
But keep in mind:
- Very poor energy rating: Holds a low BER rating of F, indicating severe energy inefficiency and high potential heating costs for the buyer.
- Extensive retrofit required: Upgrading the insulation, windows, and heating systems to modern standards will demand significant capital investment post-purchase.
- Renovations likely necessary: The interior accommodation will require substantial modernization and financial outlay to align with contemporary comfort expectations.
- Planning permission hurdles: Converting the detached garage or expanding the property will require navigating local council planning restrictions and costs.
- Unrealized development costs: Capitalizing on nearby planning precedents for extra structures involves architectural fees, planning risks, and construction expenses.
- Kitchen modernization needed: The existing kitchen layout requires reconfiguration and updating to meet modern culinary and family lifestyle demands.
- Attic conversion complexity: Transforming the floored attic into official habitable space would require structural engineering assessments and regulatory compliance.
- High baseline purchase price: At an asking price of over one million euros, buyers face steep upfront acquisition costs before factoring in renovations.
- Potential drainage age: Older mature properties in this neighborhood may feature aging clay or cast-iron drainage infrastructure requiring camera inspection.
- Single-glazed or older windows: The presence of older window frames likely contributes to heat loss and exterior noise transmission.
- Heating system efficiency: The existing heating installation may rely on outdated boiler technology requiring immediate replacement for reliable operation.
- Electrical compliance check: Older homes of this scale often require complete rewiring to safely support modern electrical loads and devices.
- Roof structure inspection: The roof timbers and coverings should be thoroughly evaluated by a surveyor to check for hidden age-related wear.
- Garden maintenance demands: Mature gardens require ongoing landscaping, tree surgery, and groundskeeping to keep them tidy and manageable.
- Limited current insulation: Low BER ratings typically point toward inadequate roof and wall insulation that must be remediated.
- Vendor price firmness: The absence of any recorded price reductions suggests the seller may be inflexible during upcoming negotiations.
- Future ventilation needs: Sealing and insulating an older property to improve energy ratings can introduce condensation risks requiring mechanical ventilation.
- Boundary clarity check: Buyers should verify exact property boundaries and title maps against mature hedging and physical garden walls.
- Local traffic proximity: While set in a cul-de-sac, the property's closeness to central Bray may expose residents to nearby commuter traffic flows.
- Comprehensive survey essential: Given the age and energy profile of the house, a detailed structural survey is mandatory to uncover hidden defects.
Price positioning
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- The asking price appears somewhat undervalued relative to immediate street transactions, given that a nearby property on the exact same road recently achieved a substantially higher recorded sale price of over 1.3 million euros.
- Valuation signals present a mixed picture because the poor F energy rating introduces considerable modernization costs, which naturally tempers the initial asking price compared to more energy-efficient local alternatives.
- Strong factors that could support this price include the generous floor area, prime cul-de-sac setting, detached garage, and strong development precedent, though high retrofitting expenses could ultimately undermine buyer enthusiasm.
- The stable asking price history indicates a firm vendor stance without early reductions, suggesting confidence in capturing demand from buyers looking for a substantial family home in a highly prestigious coastal residential area.
Build Analysis
What we know from similar construction types
- The property is a substantial four-bedroom detached residence spanning 187 square metres with a detached garage and dual driveway.
- The layout offers flexible living spaces including dual-aspect reception rooms and scope for a potential open-plan kitchen reconfiguration, subject to works.
- There is a floored attic offering storage or potential for future conversion.
- The detached garage and dual driveway present potential for additional living accommodation, a home office, or a studio, subject to obtaining the necessary planning permissions.
- Buyers should investigate local planning precedents mentioned in the area regarding additional development and verify compliance for any future structural changes.
- Given the poor BER rating, a buyer should investigate the underlying construction materials, insulation levels, window glazing, and heating systems to identify thermal deficiencies.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a weak BER rating of F, indicating significant energy inefficiency and high heat loss.
- A comprehensive deep retrofit to bring this 187 square metre home up to a modern BER standard (such as a B2 or better) would likely cost between €75,000 and €110,000.
- This estimated cost accounts for extensive external wall insulation, upgrading attic insulation, replacing old windows and doors with high-performance double or triple glazing, installing a modern heat pump or high-efficiency heating system, and adding mechanical ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 2500 and 3200 euro.
- This higher range reflects the 187 square metre floor area and the F energy rating, which indicates lower thermal efficiency and higher potential energy usage.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb with no apparent major industrial pollution sources or heavy manufacturing facilities in immediate proximity.
- Any historical land uses or minor environmental factors in the wider Bray area should be independently verified by the buyer as part of standard due diligence.
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
8 KING EDWARD PARK, BRAY, WICKLOW
- Sale date
- Declared sale price
- €1,325,000.00
16 KING EDWARD PARK, KING EDWARD RD, BRAY
- Sale date
- Declared sale price
- €900,000.00
Recent sales in the wider Bray area
67 LA VALLEE, DARGLE RD, BRAY
- Sale date
- Declared sale price
- €330,000.00
CARNVUE, CHURCH RD, BRAY
- Sale date
- Declared sale price
- €900,000.00
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
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: €11,900 — 1% of €1,000,000 + 2% of €95,000.
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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 are estimated between 1500 and 3000 euro plus outlay and VAT.
- Land registration fees are estimated between 400 and 800 euro depending on the property value and registration type.
- Property valuation fees typically range from 150 to 300 euro.
- Surveyor fees for a detached home of this size generally range from 600 to 1200 euro.
- Annual home insurance is estimated between 500 and 1000 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss King Edward Park as one of Bray's most desirable and quiet residential cul-de-sacs, praising its proximity to the town centre and the DART station.
- Local forums highlight active community engagement regarding traffic calming measures and pedestrian safety improvements around central Bray.
- Discussions often revolve around the high demand for detached family homes with large mature gardens in established areas like King Edward Road.
- Homeowners in the vicinity frequently share experiences on planning permissions for attic conversions and detached garage redevelopments, noting favourable local precedent.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms, mature private gardens, and is located in a quiet cul-de-sac within walking distance of excellent local schools, making it safe and spacious for young children.
- Teenagers8/10
With four well-proportioned bedrooms, flexible reception spaces, and proximity to Bray Town Centre and transport links like the DART, teenagers will appreciate both their personal space and independence.
- Multi-generational Living7/10
The generous floor area of 187 m² and a substantial detached garage offering conversion potential (subject to planning permission) provide good options for extended family arrangements.
- Single Buyers4/10
At an asking price of €1,095,000 for a four-bedroom detached home requiring some updates (BER rating F), this property is likely beyond the typical budget and scale desired by single buyers.
- Couples7/10
Couples looking to settle down long-term will find ample room to grow, though the size and price point are better suited for expanding households or those seeking substantial space.
- Empty Nesters6/10
While the single-level proximity of amenities is a plus, the large four-bedroom layout and mature gardens may involve more maintenance than empty nesters require.
- Retirees6/10
The quiet cul-de-sac setting and walking distance to town centre amenities suit retirees well, though the low BER rating (F) and maintenance of a large detached home and garden should be considered.
Work
3 areas- Remote Working8/10
Flexible reception spaces and a detached garage offer great potential to set up a dedicated home office for remote working.
- Hybrid Commuting9/10
Excellent transport links, including the nearby DART station, bus routes, and the N11/M11/M50 road network, make hybrid commuting highly viable.
- Retired7/10
The manageable walk to local amenities and peaceful neighborhood suit retirement, provided buyers budget for energy upgrades given the F energy rating.
Practical
8 areas- Ageing in Place6/10
The property features ground-floor bathroom facilities and single-level accessibility to key areas, though major modifications might be needed for long-term ageing in place.
- Low Maintenance4/10
The property requires updating—highlighted by its BER rating of F—and features extensive mature gardens that will require ongoing maintenance.
- Secure Gated Entry3/10
The property features a dual driveway rather than an enclosed gated security system, though it sits in a private cul-de-sac.
- Minimalist Design4/10
This is a substantial traditional family home with character features, dual-aspect rooms, and conventional layout compartmentalisation.
- Flexible Floor Plans8/10
The layout includes flexible reception spaces, potential for open-plan kitchen reconfiguration, and a floored attic offering great future adaptability.
- Heritage Home5/10
While possessing character and located in a prestigious mature setting, it is a traditional family residence rather than a protected historic structure.
- Ecological Setup2/10
The poor BER rating of F indicates that the property requires significant energy efficiency upgrades to meet modern ecological standards.
- Outdoor areas9/10
Standout outdoor assets include a substantial detached garage, a dual driveway, side access, and mature private gardens with established planting.
Interests
9 areas- Gardening9/10
The property boasts superb, mature, and private gardens with established planting, offering an exceptional canvas for gardening enthusiasts.
- Walking9/10
Being within walking distance of Bray Town Centre, local schools, and the seafront provides wonderful opportunities for regular daily walks.
- Gym7/10
Bray offers local leisure facilities and gyms within accessible distance from this central location.
- Cycling6/10
While local roads provide access, cyclists should investigate designated local cycle routes and connectivity to regional greenways.
- Golf7/10
Bray and the surrounding County Wicklow area are home to several reputable golf courses within a short drive.
- Fishing6/10
Proximity to the coast and local waterways offers reasonable access to fishing opportunities in the wider Wicklow region.
- Horse Riding5/10
Equestrian facilities are available further out in the County Wicklow countryside, requiring a short drive from this suburban location.
- Water Sports8/10
Bray's coastal location makes it convenient for sea swimming, paddleboarding, and other water sports along the seafront.
- Entertaining9/10
The dual-aspect living room, flexible reception spaces, and large private gardens provide an ideal setting for hosting family and guests.
Lifestyle
5 areas- Quiet Living9/10
Located in a quiet, mature cul-de-sac off prestigious King Edward Road, the property offers a peaceful residential environment away from heavy traffic.
- Rural Living3/10
This is a suburban setting just 550 metres from Bray Town Centre, offering urban and town conveniences rather than rural seclusion.
- Village Living8/10
The property is within walking distance of shops, cafés, and restaurants in Bray, providing a strong sense of community and local village-style convenience.
- Coastal Living8/10
Bray's scenic seafront is easily accessible from the property, offering coastal walks and seaside amenities nearby.
- Urban Living7/10
Proximity to Bray Town Centre, DART, bus services, and the N11/M11/M50 road network ensures strong connectivity to wider urban centres like Dublin.
Social
6 areas- Community Involvement8/10
A mature residential setting close to the town centre encourages active participation in local community groups and events.
- Café Culture9/10
With shops and cafés right on the doorstep and 550m from Bray Town Centre, residents have immediate access to a vibrant café culture.
- Nightlife7/10
Bray Town Centre and the seafront offer a good selection of pubs, restaurants, and evening entertainment options.
- Health/Wellness groups8/10
Proximity to local leisure centres, walking routes, and community hubs supports participation in health and wellness activities.
- Networking Opportunities6/10
While local networking is accessible, major business networking hubs will typically require travel toward Dublin or surrounding tech centres.
- Tech-Hub Connectivity7/10
Good road and rail links provide reasonable access to Dublin's major employment and tech hubs.
Listing information
- Agent
- DNG Bray
- Phone
- 01 286 7625
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-6EA372HouseDelve · 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.