Living in Bray, Co. Wicklow: Schools, Commute & House Prices 2026
On this page
- Who lives in Bray
- Commuting to Dublin
- Getting around Bray
- Commute to Dublin from Bray
- Schools in Bray
- Things to do in and around Bray
- Where Bray is
- What it costs: house prices and rent in Bray
- Before you move: planning and flood
- Recent development in Bray
- Flood maps
- County context
- Common questions about living in Bray
- Nearby Wicklow towns
- Population and demographics
Is Bray a nice place to live?
Bray is home to about 11,835 households, 66% owner-occupied and 30% renting, according to Census 2022. The median sale price over the last 12 months was €505,500, versus €512,500 across the Mid-East region, and the average rent reported by the RTB is €1,656 a month. The Department of Education dataset lists 19 schools keyed to the town (12 primary, 7 post-primary), and there are 55 visitor attractions within 10 km. The nearest rail station is Bray, 0.7 km away, and 26 bus and rail routes serve the town. The sections below break each of these down.
Bray is a town in Co. Wicklow, about 29 minutes from Dublin city centre by car and on the rail line, 19 schools, 66.4% of households own their home. Living here costs a median €505,500 to buy or €1,656 a month to rent (RTB Q4 2025) (a 3.9% gross yield).
Official CSO, Department of Education, Transport for Ireland, PPR & RTB data · 236 sales · PPR sales to Sep 2026 · CSO benchmark to Jul 2026 · rents Q4 2025 (RTB)
Who lives in Bray: 66.4% own their home, full Census breakdown
Who lives in Bray
33,512 people live in Bray on Census 2022 night. 66% of households own their home and 30% rent, so Bray leans towards owner occupiers. The most common way to commute is by car (54%). 18% are under 15 and 16% are aged 65 and over. 44% of those who have finished education hold a third level qualification.
| Measure | Figure |
|---|---|
| Population (2022) | 33,512 |
| Owner-occupied households | 66% |
| Rented households | 30% |
| Aged under 15 | 18% |
| Aged 25 to 44 | 27% |
| Aged 65 and over | 16% |
| Third level or higher | 44% |
| At work (aged 15+) | 55% |
| Unemployment rate | 6% |
| Commute by car | 54% |
| Commute by public transport | 20% |
| Commute on foot or bike | 22% |
Source: CSO Census 2022 Small Area Population Statistics for the Bray built-up area, CC-BY 4.0.
Commuting to Dublin
Nearest train station: Bray (in the town), on the DART line
Public transport serving Bray: Rail + bus
Getting around Bray
Bray is served by 8 public-transport operators running 26 scheduled routes. Operators are BIFE Bus, Bus Átha Cliath – Dublin Bus, Bus Éireann, Go-Ahead Ireland, Iarnród Éireann / Irish Rail, Nitelink, Dublin Bus, St. Kevin's Bus Service and Wexford Bus.
| Operator | Mode |
|---|---|
| BIFE Bus | Bus / coach |
| Bus Átha Cliath – Dublin Bus | Bus / coach |
| Bus Éireann | Bus / coach |
| Go-Ahead Ireland | Bus / coach |
| Iarnród Éireann / Irish Rail | Rail |
| Nitelink, Dublin Bus | Bus / coach |
| St. Kevin's Bus Service | Bus / coach |
| Wexford Bus | Bus / coach |
Scheduled routes (a sample of 26)
- 44 - Enniskerry - DCU
- 7n - Dublin City South, D'Olier Street - Dún Laoghaire-Rathdown, Woodbrook Golf Club
- E1 - Ballywaltrim - Northwood
- L1 - Newcastle Hospital - Bray Station
- L2 - Sea Road, Newcastle - Bray Station
- X1 - Kilcoole - Hawkins Street
- X2 - Newcastle - Hawkins Street
- 131 - Bray - Wicklow
- 133 - Dublin - Wicklow
- 181 - Glendalough - Dublin
- 45A - Kilmacanogue - Dun Laoghaire
- 45B - Kilmacanogue - Dun Laoghaire
- 740 - Wexford - Dublin Airport
- 84n - Dublin City South, D'Olier Street - Charlesland Road (Seaborne View Apts)
Source: Transport for Ireland GTFS_All feed (NTA), CC-BY 4.0. Stops matched to the town within a 6 km radius; route list capped.
Commute to Dublin from Bray
Driving from Bray to Dublin city centre takes about 29 minutes by car on a clear run. That makes it the closest to Dublin of the 4 Wicklow towns we have routed by road.
| Town | Drive to Dublin |
|---|---|
| Bray, Wicklow This town | 29 min |
| Leixlip, Kildare Closest routed town | 22 min |
| Wexford, Wexford Farthest routed town | 106 min |
Door-to-centre driving time routed on OpenStreetMap road data via OSRM, no live traffic. Comparison is against the Leinster commuter towns routed so far. Map data © OpenStreetMap contributors, ODbL.
Schools in Bray
There are 12 primary and 7 post-primary schools in and around Bray, 5 of them in the DEIS programme.
| School | Level | Pupils | DEIS |
|---|---|---|---|
| Loreto Secondary School | Post-primary | 735 | |
| Scoil Padraig Naofa | Primary | 680 | |
| Presentation College | Post-primary | 649 | |
| St. Gerard'S School | Post-primary | 620 | |
| Woodbrook College | Post-primary | 604 | DEIS |
| Ravenswell Primary School | Primary | 468 | DEIS |
| St. Kilian'S Community School | Post-primary | 417 | DEIS |
| Cronan Naofa N S | Primary | 388 | |
| St Fergal'S National School | Primary | 373 | DEIS |
| Coláiste Raithín | Post-primary | 342 | |
| North Wicklow Educate Together Secondary School | Post-primary | 325 | |
| Bray School Project N S | Primary | 223 | |
| S N Muire Is Gearard | Primary | 206 | |
| Kilmacanogue N S | Primary | 204 |
Showing the 14 largest of 19.
Source: Department of Education, Data on Individual Schools. CC-BY 4.0.
Things to do in and around Bray
- Heritage nearby: Tully Church (6 km) · Monkstown Castle (10 km) · Kilmashogue Megalithic Tomb (13 km) · Rathfarnham Castle (16 km)
- Walking trails in County Wicklow: Wicklow Way · Arklow Loops Glenart Walk · Arklow Loops Kynoch Walk · Arklow Loops Love Lane Walk
- Nature reserves: Wicklow Mountains National Park · Glendalough Nature Reserve · Glenealo Valley Nature Reserve
Where Bray is
Map © OpenStreetMap contributors
What it costs: house prices and rent in Bray
| Measure | Value |
|---|---|
| Median sale price (12 mo) | €505,500 (-3.3% YoY) |
| Average monthly rent (Q4 2025) | €1,656 |
| Gross rental yield | 3.9% |
| Net yield (est.) | 3.0% |
| Wicklow county median | €512k |
| New build / second-hand | €610,000 / €502,000 |
What this means: New builds in Bray sell at about a 22% premium to second-hand homes (€610,000 vs €502,000).
Recent sales in Bray
| Date | Address | Type | Price |
|---|---|---|---|
| 21 Sep 26 | 67 LA VALLEE, DARGLE RD, BRAY | Second-hand | €330,000 |
| 18 Sep 26 | CARNVUE, CHURCH RD, BRAY | Second-hand | €900,000 |
| 17 Sep 26 | 14 FR COLAHAN TERRACE, BRAY, CO WICKLOW | Second-hand | €250,000 |
| 15 Sep 26 | 56 CONNOLLY SQ, BRAY, CO WICKLOW | Second-hand | €335,000 |
| 14 Sep 26 | GLENSIDE LODGE, THORNHILL ROAD, BRAY | Second-hand | €1,930,000 |
| 11 Sep 26 | 2 SUGARLOAF TERRACE, BRAY, CO WICKLOW | Second-hand | €675,000 |
| 11 Sep 26 | 20 DARGAN ST, BRAY, WICKLOW | Second-hand | €425,000 |
| 11 Sep 26 | 3 GLENBROOK WOODS, KILARNEY RD, BRAY | Second-hand | €426,000 |
Actual sale prices from the Property Price Register, verifiable at propertypriceregister.ie.
Bray median price, year by year
| Year | Median | Relative | Sales |
|---|---|---|---|
| 2023 | €449,999 | 280 sales | |
| 2024 | €460,000 | 370 sales | |
| 2025 | €513,000 | 316 sales | |
| 2026 | €525,000 | 154 sales |
Average rent by size (Q4 2025)
| 1-bed | 2-bed | 3-bed | 4+ bed |
|---|---|---|---|
| €1,178 | €1,729 | €2,060 | n/a |
Maximum legal rent increase in Bray
Since 1 March 2026 a rent review is capped at the lower of 2% a year (pro rata) or CPI inflation.
The full March 2026 rent review rules
Bray compared with County Wicklow
| County | Median | Relative |
|---|---|---|
| County Wicklow median | 512000 | |
| Bray | 505500 |
Rent or buy in Bray?
At a glance: €505,500 to buy versus €1,656 a month to rent (RTB Q4 2025), a 3.9% gross yield.
Local Property Tax in Bray
The median home (€505,500) falls in LPT Band 4, a base charge of €428 a year before Wicklow County Council's local adjustment factor. Use the calculator for your exact valuation.
Renting in Bray: the March 2026 rent rules
Every rent increase is now capped at the lesser of 2% a year (pro rata) or CPI inflation, nationwide since 1 March 2026. A review needs 90 days' notice on the RTB form, no more than one in any 12 months, and the notice must cite three comparable homes from the RTB Rent Register. Check any rent increase against the legal cap, or see average rents for every Leinster town.
Before you move: planning and flood
Recent development in Bray
In the 12 months to September 2026, 168 planning grants were recorded in and around Bray, including 13 new homes approved across those grants.
| Decided | Development | Homes |
|---|---|---|
| 2026-08-31 | 1. modification to the as-granted Unit 1 from a two-storey detached two-bedroom dwelling to a three-storey detached four-bedroom dwelling. 2... | 9 |
| 2026-09-15 | 1. construction of a new detached two storey 4 bedroom dwelling (217.5 m2) site area 0.0699 Ha. 2. access to the site is provided via a right of way... | 1 |
| 2026-09-15 | 1. construction of a new detached two storey 4 bedroom dwelling (204.5 m2) site area 0.0868 ha. 2. access to the site is provided via a right of way... | 1 |
| 2026-09-15 | 1. construction of a new detached two storey 4 bedroom dwelling (204.5 m2) site area 0.0576 ha. 2. access to the site is provided via a right of way... | 1 |
| 2026-07-08 | change of use from Offices on two levels to a 5 bedroom house on two levels. The ground floor entry level will have 4 bedrooms and two bathrooms... | 1 |
Source: Irish Planning Applications, Department of Housing, Local Government and Heritage (ArcGIS, CC-BY 4.0). Granted applications keyed to the nearest town within 7 km. Homes column shows residential units in the application where recorded.
What this means: The 13 homes approved here in the last year are about 0% of Bray's roughly 11,835 households, a supply pipeline that typically eases price pressure.
Flood maps
For the modelled fluvial, coastal and pluvial flood extents around Bray, open the official OPW flood maps, the authoritative source for Bray, Wicklow.
View the official OPW flood maps for Bray →
Source: Office of Public Works, floodinfo.ie. No OPW flood-extent values are reproduced here.
County context
| Measure | Figure |
|---|---|
| Population (2022 Census) | 155,851 |
| Population change 2016 to 2022 | +9.4% |
| Disposable income per person (index, State = 100) | 100.7 |
| New dwelling permissions (Mid-East region, 2017) | 657 thousand m² |
Planning permissions are reported at NUTS3 region level; counties in this region share a figure.
Sources: CSO F1001, CIA02, BHQ09. CC-BY 4.0.
Nearby Wicklow towns
Delgany · Greystones · Kilcoole · Newtownmountkennedy · Wicklow · Blessington
All Wicklow house prices · All Leinster house prices
Sources: CSO Census 2022, Department of Education, Transport for Ireland, Property Price Register (PSRA), CSO RPPI, RTB via CSO. CC-BY. Figures verifiable at the official source.
Common questions about living in Bray
What's it like to live in Bray?
Bray is a town in Co. Wicklow, about 29 minutes from Dublin city centre by car and on the rail line, 19 schools, 66.4% of households own their home (CSO Census 2022, Department of Education, Transport for Ireland).
How much does it cost to live in Bray?
A home in Bray costs a median €505,500 to buy or €1,656 a month to rent (RTB Q4 2025), a 3.9% gross yield (Property Price Register, RTB via CSO).
How long is the commute from Bray to Dublin?
About 29 minutes to Dublin city centre by car and on the rail line (OpenStreetMap routing).
What schools are in Bray?
Schools in Bray include Loreto Secondary School, Scoil Padraig Naofa, Presentation College, St. Gerard'S School, among 12 primary and 7 post-primary in total (Department of Education, 2024/25).
What is the population of Bray?
Bray had a population of 33,512 at the 2022 Census (CSO).
Population and demographics
Bray had a population of 33,512 at the 2022 Census.
| Population (2022 Census) | 33,512 |
|---|---|
| Households | 11,835 |
| Owner-occupied homes | 66% |
| Rented homes | 30% |
Source: CSO Census 2022 (CC BY 4.0). Household tenure from the same release.
Shortlist is full (max 3 towns). View your shortlist to remove a town first.
Each point is the median of that calendar year's open-market sales on the Property Price Register. 2026 is a part year, covering the 154 sales recorded to July 2026. Over the 12 months to 25 September 2026 the median was €505,500.
Could a home in Bray pay as a buy-to-let?
Pre-filled with Bray's median price and average rent (RTB Q4 2025). Change any figure and it recalculates instantly.
Illustrative. Assumes ~18% of rent for management, insurance and voids; 25-year mortgage on the borrowed share; ~4% acquisition costs. Not financial advice.
What can you afford to buy in Bray?
Pre-filled with Bray's median price. Adjust the income and deposit and it recalculates instantly.
Assumes 4x gross income for a first-time buyer or 3.5x otherwise, plus your deposit, with no minimum deposit applied (the Central Bank's 10% floor can cap the price lower; the affordability calculator applies it), and a 3.7% rate over 30 years unless you change them.
Central Bank of Ireland mortgage measures (since Jan 2023): first-time buyers can borrow up to 4x gross income, movers and second or subsequent buyers up to 3.5x, both with a minimum 10% deposit. Figures are illustrative, not financial advice.
Stamp duty on a Bray property
Pre-filled with Bray's median price. Change the purchase price, tick new build if it applies, and see your stamp duty and total cost instantly.
Irish residential stamp duty (rates in force since 2 October 2024): 1% on the first €1,000,000; 2% from €1,000,000 to €1,500,000; 6% on any amount above €1,500,000. New builds: duty is charged on the price net of 13.5% VAT. Figures are illustrative, not legal or financial advice.
Local Property Tax for a Bray home
Pre-filled with Bray's median price. Uses the 2026 Revenue valuation bands (valuation date: 1 November 2025) and your local authority's 2026 adjustment factor.
Revenue LPT 2026-2030 band table and Local Adjustment Factors (source: revenue.ie). Each local authority can vary the base charge by up to 15%. Figures are illustrative; verify at Revenue's LPT service for your exact property.
Rent cap calculator for Bray
Pre-filled with Bray's average rent (RTB). From 1 March 2026 all private tenancies in Ireland are covered by national rent control: for a standard tenancy the annual increase is capped at 2% or CPI inflation, whichever is lower. This computes the 2% leg as an illustrative cap.
No figure for this tenancy type: it follows CPI with no 2% cap and this widget holds no CPI series. Use the official RTB Rent Calculator.
Residential Tenancies (Amendment) Act 2025; national rent control from 1 March 2026 (source: rtb.ie). Illustrative, not legal advice: if CPI is below 2% the lawful ceiling is lower, and the RTB Rent Calculator at rtb.ie is the official tool.
What a month in Bray costs
Real figures for Bray: RTB average rent and an ownership estimate built on the median sale price. Adjust the mortgage rate and deposit and it recalculates instantly.
Average rent by size: 1 bed €1,178 · 2 bed €1,729 · 3 bed €2,060
Rent: RTB average monthly rents (RIQ02), Q4 2025. Ownership: repayment mortgage on Bray's median Property Price Register sale price over 30 years, plus Revenue's 2026 LPT band charge divided by 12. Excludes utilities, insurance, management fees and council LPT adjustments. Illustrative, not financial advice.
More on Bray
- Bray house prices: median, year trend and the latest sales recorded on the Property Price Register.
- Things to do in Bray: attractions, heritage sites and walks nearby.
- What's on in Co. Wicklow: festivals, markets and gigs, grouped by week and refreshed every Monday.
- Planning applications in Co. Wicklow: what has been lodged, granted and refused in the last 12 months.
Weighing it against somewhere else? See Bray vs Greystones for a commuting buyer and Bray vs Wicklow for a family, side by side on price, rent, yield and rail access.