Description
BER Details
Negotiator
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+ 13
€1,750,000 (€4,555 per m²)
Herbert House, 18-22 Pembroke Road, Ballsbridge, Dublin 4, Co. Dublin
€1,750,000
| Beds | |
| Price | €1,750,000 |
| Property Type | Investment |
| Size | 384.23 meters2 |
| Energy Rating | BER-C2 |
| Refreshed on | Jul 27, 2026 |
| Eircode | D04 TT68 |
| Group Name | Stokes Property Consultants Ltd |
| Sales License Number | 002615 |
Description
Fully let office investment on Pembroke Road, Ballsbridge offering secure, proven income from excellent tenant covenants in one of Dublin's best office locations. The subject property is the hall and lower ground floors of a modern office / residential building. Each floor has independent access from Pembroke Road. The apartments overhead also have separate, independent access. The two floors of offices were renovated ten years ago. Works included electrical, plumbing and fit-out at a cost of over 150,000. The hall floor has recently been refurbished to exceptionally high standards. There are two secure, designated car spaces to the rear. In 2020 the owners funded a 500,000 refurbishment of the entire block to include new roof, windows, fireproofing, stairs upgrade, plumbing, mechanical and electrical etc. The property presents an appealing investment opportunity with two floors of office accommodation in excellent condition with two high-quality tenant covenants. Accommodation (NIA): Hall Floorc. 201.9 sq.m. Lower Groundc. 182.33 sq.m. Tenancy Details: Hall Floor- LHW Financial Planning 10 years from 1/1/26 Initial rent 60,000 per annum Market rent review after five years Tenant only break option after eight years Lower Ground Floor- KMCA 10 years from 1/1/26 Initial rent 60,000 per annum Market rent review after five years Tenant only break option after eight years Commercial Rates / Service Charges: Commercial Rates (2026)- Hall Floor: 10,721 (fully paid by tenant) Lower Ground Floor: 8,092 (fully paid by tenant) Service Charges (to year-end 31/03/27)- Hall Floor: 6,168 (fully paid by tenant) Lower Ground Floor: 6,168 (fully paid by tenant) Covenant: KMCA- www.kmca.ie Keveny Monahan Chartered Accountants- based in Dublin 4 since the firm was established in the early 1980's. The firm has a wide range of clients in Dublin and nationwide. LHW Financial Planning Ltd. www.lhw.ie is a highly regarded financial planning consultancy set up in 2002. Investment Considerations: At the asking price, the investment produces a Gross initial yield of 6.9% equating to a Net initial yield of 6.24% after purchaser's standard costs of 9.96% Weighted Average Unexpired Lease Term (WAULT) is 7.5 years
BER Details
BER: C2
Negotiator
Simon User
Herbert House, 18-22 Pembroke Road, Ballsbridge, Dublin 4, Co. Dublin, D04 TT68
Investment
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Stokes Property Consultants Ltd
PSRA No. 002615
Date created: 27 Jul 2026Updated on: 27 Jul 2026