The property on Upper Dargle Road has been vacant for five years and requires a services-and-finishes job rather than a full rebuild

What is it?
Not that much room but there’s a great view on offer at No11 Upper Dargle Road, Bray, Co Wicklow, a terraced two-storey house of just 517 sq ft over two floors with one bedroom. It has been vacant for roughly five years, and requires a full renovation.

Tell me more about the place…
The house is small and straightforward enough with an entrance hall, staircase, living room with a cut stone fireplace surround, a small kitchen and a bathroom on the ground floor. There is a bedroom with an original ornate chimney piece upstairs. To the rear is a private, terraced garden running steeply upwards, with clear views of Bray Head from the top.

The bad news?
The windows need replacing, and the wiring and plumbing will both need to be redone from scratch. The kitchen and bathroom are dated and will need to go entirely, and every room will need replastering and redecorating. The BER is a G, so insulation needs to be treated as a priority rather than an afterthought.

And the good news?
For a property vacant this long, the fundamentals seem good. The roof is sound and the house is reported as dry throughout, which seems to rule out two of the more expensive problems a project like this can carry. Original chimney pieces survive, in the living room and bedroom, and the tiered rear garden is a genuine asset given the views it offers.

Planning permission is in place for a double-height extension of around 160sq ft and several neighbouring properties on the road have already carried out similar. It’s long vacancy means it looks well-placed to qualify for the Vacant Property Grant.

How much to buy it?
The agents are asking around€200,000.

And to fix it up?
Budget for new windows throughout, a full rewire and replumb, a new kitchen and bathroom, insulation upgrades given the poor energy performance, and replastering and decoration in every room. Because the roof and structure are likely sound, this is largely a services-and-finishes job rather than a full rebuild.

You could probably make it liveable with €50,000, but a thorough renovation with higher specs more likely takes you towards €100,000, before any extension. Should you use the planning permission, you might want to budget a further €55,000 to €85,000 on top, depending on specs.

What will I end up with?
A characterful alternative to a one-bedroom apartment in an established part of Bray, and possibly more accommodation should you decide to use the existing planning approval.

Who should I talk to?
Lisa O’Sullivan of DNG Bray (01) 286 7625 to arrange a viewing of the terrace with the view.