28 Pembroke Lane, Ballsbridge, Dublin 4, D04C5Y3

Summary Office Investment with Huge Reversionary and Residential Potential (SPP) Two-storey mews on Pembroke Lane currently in office use with huge reversionary potential and suitable for conversion back to residential use (SPP) Location No. 28 is at the Ballsbridge end of Pembroke Lane which runs parallel to Pembroke Road and Elgin Road. Ballsbridge is the highest value office and residential location in Dublin and lies approximately 1.5km southeast of St. Stephen's Green. The many amenities in the area include a range of restaurants, bars and shops, the RDS, Avia Stadium, Herbert Park and various schools. The property is within walking distance of The Aviva Stadium and Dublin's primary business, shopping and financial district. The DART at Lansdowne Road is also a short stroll away. Situation No. 28 is at the eastern end of Pembroke Lane close to Finsbury House, the RDS and many embassies including the American, British, and French. The property has the advantage of a southern aspect to the rear garden. Description No. 28 is a two-storey mews building with a single-storey extension, off-street parking for three cars behind timber doors and an enclosed, south-facing rear garden. Currently in office use with a lease expiring in November 2031, the property is ideally suited to a return to residential use (SPP). Accommodation Ground Floor Front Office - 48.5 sq.m. / 522 sq.ft. Rear Office - 20.66 sq.m. / 222.4 sq.ft. WC First Floor Canteen - 9.8 sq.m. / 105.5 sq.ft. Rear Office - 16.4 sq.m. / 176.5 sq.ft. Office - 15.24 sq.m. / 176.5 sq.ft. Outside Secure parking for three cars to the front and an enclosed suntrap garden to the rear. Total Net Internal Area - c. 111 sq.m. / 1,191 sq.ft. Total Gross Internal Area - c. 118 sq.m. / 1,270 sq.ft. Tenancy The property is occupied by Robert Plunkett trading as JR Plunkett Solicitors under a 10-year Full Repairing and Insuring (FRI) lease from 5th November 2021 at a passing rent of '¬30,000 per annum with a rent review due in November 2026. The passing rent equates to '¬25.19 per square foot so a significant increase is anticipated at review. Critically, the tenant executed a deed of renunciation of renewal rights. This means that the purchaser will get vacant possession of the property in November 2031 (end of the lease term). Viewings Strictly by appointment with sole agents, Stokes Property Consultants Ltd.