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Exceptional Office Investment- Herbert House, 18-22 Pembroke Road, Ballsbridge, Dublin 4.
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for sale
Private Treaty
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€
1,750,000
Guide price
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Location
Pembroke Road connects Baggot Street to Ballsbridge Village. Perfectly positioned, Pembroke Road ranks among Dublin’s most sought-after addresses. It is within easy walking distance of St. Stephen’s Green and the city’s primary business districts, including the Silicon Docks at Grand Canal, Ballsbridge, Fitzwilliam Square, Merrion Square and the city centre. The RDS and the Aviva Stadium are within a short stroll, while Dublin Airport is easily accessible via the Port Tunnel.
Summary
Fully let office investment on Pembroke Road, Ballsbridge offering secure, proven income from excellent tenant covenants in one of Dublin’s best office locations.
Situation
Herbert House is on the northern side of Pembroke Road between the junctions with Waterloo Road and Wellington Road. It adjoins the Eaton Corporation PLC headquarters.
Description
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
| Hall Floor | c. 201.9 sq.m. |
| Lower Ground | c. 182.33 sq.m. |
Tenure
Long leasehold
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.
Proposal
We are instructed to offer the property for sale for by private treaty at an asking price of €1.75m
Investment Consideration
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
Contacts
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Stokes Property
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Disclaimer
Stokes Property Consultants Limited t/a Stokes Property and the Vendor/Lessor give notice that:
- These particulars are for guidance only and do not constitute nor constitute any part of an offer or a contract.
- All statements contained in these particulars as to this property are made without responsibility on the part of the Agents or the Vendor/Lessor.
- None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact.
- The particulars, various plans, photographs, descriptions and measurements have been carefully prepared, but their accuracy is not guaranteed and any intending Purchasers/Lessees shall satisfy themselves by inspection or otherwise as to their correctness. No omission, accidental error or misrepresentation shall be a ground for a claim for compensation or for the rescission of the Contract by either the Vendor/Lessor or the Purchaser/Tenant.
- Neither the Vendor/Lessor nor Stokes Property Consultants Ltd. t/a Stokes Property nor any person in their employment has any authority to make or give any representation or warranty in relation to the property. 6. Prices are quoted exclusive of VAT (unless otherwise stated) and all the negotiations are conducted on the basis that the Purchaser/Tenant shall be liable for any VAT
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