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S A N D Y F O R D , D U B L I N 1 8

LOT 1 & LOT 2

F O R S A L E B Y P R I VAT E T R E AT YOFFICE INVESTMENT Tenants & Long Leasehold Interests not affected

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01 Proposal

Passing rent €752,577 per annum

Guide price €8,600,000

Net Initial Yield 7.96% (assumes standard acquisition costs 9.96%)

Passing rent €440,001 per annum

Guide price €6,500,000

Net Initial Yield 6.16% (assumes standard acquisition costs 9.96%)

LOT

2

LOT

1CENTRAL PARK

SANDYFORD LUAS STOP FACEBOOK & VERIZON

SOUTH COUNTY BUSINESS PARK

M50

EDEN PLAZA

MARLET SITE

LEOPARDSTOWN RACECOURSE

FEBVRE WINES

TERMINI OFFICE DEVELOPMENT

M50

LOT

2LOT

1

Offers to be stated individually for Lot 1 & Lot 2

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02 Investment HighlightsSandyford Business Centre comprises two long leasehold Lots (Lot 1&2)

Lot 1 comprises Units 1, 3, 4 and extends to GIA 2,807.09 sq. m (30,216 sq. ft) and 117 car spaces

Lot 2 comprises Units 5c and 6 and extends to GIA 1,725.24 sq. m (18,570 sq. ft) and 83 car spaces

There are eight office blocks in total with Units 2, 5a, 5b, 7 & 8 sold on long leases (c235 years)

Total Passing Rent for Lot 1 is €752,577 per annum & Lot 2 is €440,001 per annum with total area 4,532.33 sq. m (48,786 sq. ft) GIA

Sandyford Business Centre is a prime strategic suburban office scheme

Sandyford is 10km south of Dublin city centre and benefits from excellent connectivity

Dynamic cosmopolitan location with occupiers such as Google/Facebook/Salesforce/AIB/Bayer

Excellent asset management opportunities with reversionary potential for regear/renewals/rent reviews

Zoned Objective OE - to provide for office and enterprise development

SANDYFORD

DUNDRUM STILLORGAN

KILMACUD

BALALLY

STILLORGAN

SANDYFORD

CENTRAL PARK

Kilmacud Road Lower

Kilmacud Road Upper

Drumartin Link Road

Benildus Avenue

Blackthorn Drive Blackthorn Road

Carmanhall Road

Kilgobbin Road

Sandyford Road

Blackglen Road

Balli

ntee

r Roa

d

Wyckh

am W

ay

Dundrum Bypass

Barton Road

Burton Hall RoadTorquay Road

LEOPARDSTOWN RACECOURSE

STILLORGANVILLAGE CENTRE

DUNDRUM TOWN

CENTRE

R112DUNDRUM

M50

M50

Stillorgan Road

Blackthorn Ave

Leopardstown Road

SBC benefits from excellent transport links as it is situated next to the Green Luas line which offers regular services to the city centre in approx. 20 mins (St. Stephen’s Green). There are also multiple bus routes providing links to the city and surrounding areas and regular feeder bus services to Blackrock Dart Station. The property is also well serviced by the M50 motorway and N11 dual carriageway, providing easy access to Dublin City Centre and Dublin Airport. The area is well serviced by a host of amenities including shops, cafés, restaurants, gyms, hotels, hospital and residential accommodation.

Connectivity

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APPROXIMATE TRAVEL TIMES

5 MINUTES WALK TO SANDYFORD LUAS STOP

5 MINUTES DRIVE TO M50 MOTORWAY

25 MINUTES DRIVE TO DUBLIN AIRPORT

20 MINUTES JOURNEY TO DUBLIN CITY CENTRE M50

SBC

Sandyford Business Centre (SBC) benefits from an excellent position within Sandyford and close proximity to Sandyford Luas stop. It adjoins the Eden Plaza Office Development, Lot 1 is accessed from Burton Hall Road and Lot 2 is accessed from Blackthorn Road. Sandyford has continued to maintain and grow it’s impressive portfolio of international occupiers from multiple sectors choosing Sandyford as their preferred suburban office location. This is a dynamic cosmopolitan location with occupiers such as Verizon, Facebook, Google, Salesforce, AIB and Bayer.

Sandyford has become a strategic location for these occupiers due to the existing and

future supply of Grade A office accommodation and the excellent connectivity which attracts skilled employees.

SBC is situated within the Sandyford Business Improvement District (SBD), which was established as a SMART Region for existing and incoming occupiers in the area.

The primary objective of this initiative is to provide support for businesses currently within and those looking to invest in the district. It aims to ensure that businesses in the area can avail of the network of intelligence, technological infrastructure and highly educated workforce provided by the local area.

03 Location

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LOT 2UNIT FLOOR AREA GIA Sq.m FLOOR AREA GIA Sq.ft CAR PARKING

Unit 5C 381.68 4,108 12

Unit 6 1,343.56 14,462 53

TOTAL 1,725.24 18,570 65

Vacant car spaces 14

Accessible car spaces available 4

Floor areas were measured on a GIA basis by The Building Consultancy who will provide a letter of reliance.

CAR SPACES DEMISED UNDER LONG LEASEHOLD INTERESTS

Units 5a, 5b, 7 and 8 111 car spaces

Sandyford Business Centre (SBC) is a modern office campus comprising eight 2-storey office units located between Lot 1 and Lot 2. Units 2, 5a, 5b, 7 & 8 were sold on long leases.

The office units benefit from excellent surface car parking, the primary entrance to Lot 1 is off Burton Hall Road and Lot 2 is off Blackthorn Road, offering great profile to both Lots.

All units have the following specification, modified to varying degrees to accommodate specific tenant fitouts:

LOT 1UNIT FLOOR AREA GIA Sq.m FLOOR AREA GIA Sq.ft CAR PARKING

Unit 1A 557.47 6,000 10

Unit 1B/1C 372.24 4,007 18

Unit 3 939.40 10,112 30

Unit 4A 556.45 5,990 24

Unit 4B 381.53 4,107 14

SUB TOTAL 2,807.09 30,216 96

Licenced spaces to Arkphire 20

Vacant car spaces 1

CAR SPACES DEMISED UNDER LONG LEASEHOLD INTERESTS

Unit 2 32 car spaces

Floor areas were measured on a GIA basis by The Building Consultancy who will provide a letter of reliance.

Accommodation Schedules

04 Description

Raised access floors

Heating is by means of LTHW perimeter radiators powered by gas fired boilers

Finished floor level to underside of ceiling heights at first floor level are approx. 2.5m

Finished floor level to underside of ceiling heights vary at ground level from approx. 2.9m to 3.2m

Units have air conditioning provided by way of ceiling mounted cassettes

Suspended ceilings

G 1

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Total WAULT for Lot 1 & Lot 2 is 5.8 years to expiry and 4.6 years to break (to include penalty)

Please review our Data Room www.SBCofficeinvestment.com

UNIT TENANT (GUARANTOR)/DOR LEASE START

LEASE EXPIRY

BREAK DATES

CAR PARKING DEMISED

RENT REVIEW

RENT PER ANNUM

Unit 1A Arkphire Ireland Ltd 15.06.2011 14.06.2021 10 5 yearly Open market

€90,000

Unit 1B/1C Willis Tower Watson Ireland Ltd (Sub let to Arkphire 6 years 9 months from 07.12.2018 with DOR)

01.11.1990 31.10.2025 18 31.10.2020 Upwards only

€150,000

Unit 3 Medlab Pathology Ltd(Guarantor Sonic Healthcare Ltd)Deed of RenunciationCurrent lease from 30.06.2010 to 29.06.2020

30.06.2020 29.06.2030 29.06.2023 Tenant only

29.06.2027 Mutual break

30 30.06.2025Open market

€230,000*

Unit 4A Invesco LtdDeed of Renunciation

01.01.2020 31.12.2029 31.12.2023 (3 month penalty)

31.12.2026Tenant only

24 01.01.2025 Open market

€162,897

Unit 4B Invesco Ltd 05.12.2011 31.12.2029 31.12.2023 (3 month penalty)

31.12.2026Tenant only

14 01.01.2025 €99,680

Car space licence Arkphire Ireland Ltd 01.11.2015 14.06.2020 1 month notice 10 €10,000

Car space licence Arkphire Ireland Ltd 01.11.2015 14.06.2020 1 month notice 4 €4,000

Car space licence Arkphire Ireland Ltd 20.03.2019 19.03.2020 1 month notice 6 €6,000

4B Invesco Duct Licence 05.12.2011 04.12.2021

TOTAL 116 €752,577

LOT 1

1 vacant car space*New lease terms agreed and solicitors instructed

UNIT TENANT (GUARANTOR) LEASE START

LEASE EXPIRY

BREAK DATES

CAR PARKING DEMISED

RENT REVIEW

RENT PER ANNUM

Unit 5C Imagine Networks Services Ltd 24.02.2006 24.02.2026 n/a 12 24.02.2021 €95,376

Unit 6 Imagine Networks Services Ltd 24.02.2006 24.02.2026 n/a 53 24.02.2021 €344,625

5C & 6 Duct Licence (Imagine Networks Services Ltd) 27.03.2006 26.03.2026

7A Duct Licence (Executive Financial Planning) 10.01.2006 09.01.2026

TOTAL 65 €440,001

LOT 2

14 vacant car spaces. 4 accessible car spaces

05 Tenancy Schedules

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Zoning

06 Asset Management PotentialEnhance rental income through lettings/reviews/regear

Opportunity to enhance energy efficiency of buildings and sustainable profile of SBC through refurbishment and on-Lot initiatives

Potential to refurbish office accommodation and drive rental values

Potential to buy in long leasehold interest from the Freeholder

Potential to sell/buy blocks individually

Future potential to increase development density on Lots

Let vacant car spaces

Sandyford Business Centre Local Authority Zone Description is OE - To provide for office and enterprise development.

This is identified in the Dun Laoghaire-Rathdown County Council Development Plan 2016-2022.

Vendors of Lot 1 and Lot 2 own the superior interest and manage the estate for the benefit of all occupants.

Sandyford Business Centre comprises eight office units (in various configurations) divided between 2 Lots, Lot 1 and Lot 2. The property is held with the benefit of long leasehold title from Dun Laoghaire-Rathdown County Council. Units 2, 5a, 5b, 7 & 8 were sold on further long leasehold interests of 235 or 236 years.

Please review our Data Room www.SBCofficeinvestment.com

6

5C

LOT

2

LOT

1

07 Title

S A N D Y F O R D B U S I N E S S C E N T R E1 4

Individual units shown are for illustrative purposes only.

1

4

3

1 5S A N D Y F O R D B U S I N E S S C E N T R E

TWM for themselves and for the vendor/lessor of the property whose agents they are, give notice that: 1. These particulars do not constitute an offer or contract or any part thereof and none of the statements contained in the particulars as to the property are to be relied on as a statement or representation of fact. 2. The vendor does not make or give, nor is the Agent(s) or its staff authorised to make or give any representation or warranty in respect to this property. 3. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct, but any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy himself/herself by inspection or otherwise as to the correctness of each of them. 4. In the event of any inconsistency between these particulars and the contract of sale, the latter shall prevail. 5. VAT may be payable on the purchase price.

BER

PROPOSALPlease review our Data Room www.SBCofficeinvestment.com

The Vendors are seeking offers as follows:

FOR THE AVOIDANCE OF DOUBT, PLEASE NOTE THAT THIS IS AN INVESTMENT SALE, THEREFORE THE TENANTS ARE UNAFFECTED.

VIEWINGViewing by appointment

SOLICITORS Kenneth Egan, Partner, Arthur Cox, Ten Earlsfort Terrace, Dublin 2, D02 T380T: +353 (0) 1 920 1130 E: Kenneth.Egan@arthurcox.com

• Passing rent €752,577 per annum

• Guide price €8,600,000

• Net Initial Yield 7.96% (assumes standard acquisition costs 9.96%)

• Passing rent €440,001 per annum

• Guide price €6,500,000

• Net Initial Yield 6.16% (assumes standard acquisition costs 9.96%)

CONTACT Michele Jackson E: michele@twmproperty.ie

Patricia Ward E: patricia@twmproperty.ie PSRA No: 001835

4-5 Dawson Street, Dublin 2, D02 FH72T: + 353 1 676 6566www.twmproperty.ie

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LOT

2

LOT

1