HAMBLEDEN HOUSE HIGH END OFFICES IN PRIME … › files › 3rd-4th-floor-h...AD LAN E AVIVA STADIUM...
Transcript of HAMBLEDEN HOUSE HIGH END OFFICES IN PRIME … › files › 3rd-4th-floor-h...AD LAN E AVIVA STADIUM...
-
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
HIGH END OFFICES IN PRIME LOCATION!
-
GRE
EN L
UA
S LI
NE
RED LUA
S LINE RED LUAS LINE
LUA
SC
ROSS C
ITY
MERRIONSQUARE
SOUTH DOCKSTREET PARK
R i v e r L i f f e y
R i v e r L i f f e y
R i ve r
L i ff e y
R i v e r L i f f e y
ST STEPHENSGREEN
IVEAGHGARDENS
TRINITYCOLLEGE
BUS STATION
CUSTOMHOUSE
CONNOLLYSTATION
TARA STREETSTATION
IFSC
PEARSE STREET STATION
GRAND CANAL
DOCK STATION
DUBLINESTATE
LANDSDOWNE ROADSTATION
SANDYMOUNTSTATION
GRAND CANAL DOCK
LEESON
STREET LOW
E
MESPI
L ROAD
HADD
INGTON
ROAD
BATH AVENUE
TRITO
NVILLE R
OA
D
SHELB
OU
RN
E RO
AD
R
O'C
ON
NELL STR
EET
BAGGOT STREET
LWR BAGGOT ST.
PEMBROKE ROAD
PEMBROKE ROADSUSSEX ROAD
FITZWILLIAMSQUARE
CA
MD
EN ST LW
RC
AM
DEN
ST UPR
WEX
FORD
ST
CUFFE ST
AU
NG
IER
STRE
ET
BISHOP STREET
PETER STREET
YORK STREET
KING STREET SOUTH
CHATHAM ST
WICKLOW ST
EXCHEQUER ST
LORD EDW
ARD STRE
ET
ESSEX ST WEST
ESSEX ST EA
ST
LITTLE MARY ST
GEO
RGES H
ILLST. M
ICH
AN
S STREET
CH
ARLES STREET W
EST
ARRA
N STREET EA
ST
STRAND STREET LITTLE
ARRA
N STREET EA
ST
HA
LSTON
ST
LITTLE GREEN
ST
EUSTA
CE ST
TEMPLE LA
NE SO
UTH
FOW
NES ST U
PR
COPE ST
AN
GLESEA
ST
LIFFEY ST LWR
LIFFEY ST UPR
TEMPLE BAR
FLEET ST
COLLEGE GREEN
COLL
EGE S
TREE
T
ANNE ST SOUTH
DUKE STREET
HIB WAY
DU
KE LAN
E LWR
SETANTA PLACECLARE STREET
LINCOLN PLACE
HO
LLES
STR
EET
UPP
ER E
NRE
ST.
BOYNE STREET
HANOVER STREET
FRED
RIC
K ST
SO
UTH
WES
TLA
ND
RO
W
LOWER MOUNT ST.
LOW
ER F
ITZW
ILLI
AM S
TREE
T
LOWER GRAND CANAL ST
HANOVER QUAY
SHERRIFF STREET UPPER
BEN
SON
STR
EET
EAST LIN
K BRID
GE
CA
STLE
FORB
ES R
OA
D
NEW
WA
PPIN
G S
TREE
T
CO
MM
ON
S ST
REET
MAY
OR
STRE
ET L
WR
GRA
ND
CA
NA
L Q
UAY
LOM
BARD
STR
EET
MO
SS STREET
CITY QUAY
GEORGE'S QUAY
CUSTOM HOUSE QUAY
ASTON
QUAY
BURGH QU
AY
JERVIS STREET
JERVIS STREET
MO
ORE STREET
EDEN QUA
Y
STORE ST
EARL ST N
TH
BACHEL
OR'S W
ALK
WELLINGT
ON QUAY
ORMOND QU
AY LOWER
ORMOND Q
UAY
WOOD QUAY
ESSEX QUAY
MERCHANTS QUAY
INN'S QUAYUSHER'S QUAY
ARRAN QUAY
CLAR
END
ON
STR
EET
WIL
LIA
M S
TST
H W
ILLI
AM
ST
ST A
NDR
EW S
T
DRU
RY S
T
FADE ST
TRINITY ST
STEPHEN ST LWR
MER
CER
STR
EET
LWR
BEAU LANE EAST
MER
CIE
R ST
REET
BRIDG
E STREET
SHIP STREET G
REAT
GOLDEN LANE
CHRIS
TCHUR
CH PL
KEVIN ST LWR
HA
RCO
URT ST
CLAN
BRAS
SIL
ST
PATR
ICK
STR
EET
FRANCES STREET
HIGH STREET
SOUTH CIRCU
LAR ROAD
ST STEPHENS GREEN SOUTH
HATCH STREET
ST STEPHENS GREEN NORTH
NASSAU STREET
PEARSE STREET
PEARSE STREET
PEARSE STREET
MA
CK
EN S
TREE
TG
UIL
D S
TREE
T
SIR JOHN ROGERSON’S QUAYSIR JOHN ROGERSON’S QUAY
TOWNSEND STREET
ABBEY ST
LOWER
ABBEY ST MI
DDLE
ABBEY ST
UPPER
CA
PEL STREET
CA
PEL STREET
CH
URC
H S
TREE
T
BOLT
ON
STR
EET
PARN
ELL S
TREE
T
PARNE
LL STR
EET
MARY STR
EET
HENRY S
TREET
TALBOT S
TREET
AM
IEN
S ST
REET
TALBOT S
TREET
SUFFOLK ST
MERRION SQ SOUTH
MER
RIO
N S
T U
PR
KILD
ARE
STR
EET
DAW
SON
STR
EET
MERRION SQ NORTH
FENIAN ST
GR
AFT
ON
STR
EET
GEO
RGES
STR
EET
WESTM
ORELA
ND
STM
ARLBO
ROU
GH
ST
GARD
INER ST LO
WER
D'OLIER ST
TARA
STREET
DAME STREET
ST S
TEPH
ENS
GRE
EN E
AST
CRO
WN
AI
MOLESWORTH ST
SCHOOLHOUSE LN
MO
LESW
ORT
H P
L
LEMON ST
DU
KE LAN
E UP
DU
KE LA
NE U
P
BALFE ST
HARRY ST
JOHNSON LN
COPPERING ROW
CHATHAM ROWCLAREDON MKT
CLAR
END
ON
RO
WJOH
NSO
N PL
CASTLE MKT
ST A
ND
REW
LN
DA
ME
CO
URT
DAME LANE
CECILIA ST
CRO
W ST
SYC
AM
ORE
ST
PARL
IAM
ENT
ST
FISH
AM
BLE
ST
MERCH
ANTS
ARCH
ASDILL RO
W
BEDFO
RD RO
W
ASTO
N PL
PRICES LA
NE
POOLBEG STREET
CH
AN
CERY PL
CHANCERY
STMARY
’S ABBEY
ORMONDE S
Q
GREEK ST
CH
URC
H ST
MARY’S LANE
BERESFORD
ST
LITTLE BRITA
IN ST
RYDERS ROW
WO
LFE TON
E ST
JERVIS LA
NE U
PR
JERVIS LA
NE U
PR
WO
LFE TON
E ST
CATHAL
BRUGHA
ST
THO
MA
S LAN
E
CATHEDRA
L ST
EARL PLA
CE
SACKVILLE
PLACE
MARLBOR
OUGH PL
BERE
SFO
RD P
L
TALB
OT
PLA
CE
FRENC
HMAN
’S LN
HAW
KINS STREET
FOW
NES ST LW
UPPER MOUNT STREET
NORTH
HU
MBERLAN
D ROAD
BALL
SBRI
DG
E PA
RK
DERMOT
O’HURL
EY AVE
PHILOME
NA TERR
ACE
FARN
EY P
ARK
SANDYMOUNT ROAD
BATH STREET
CAMBRID
GE ROAD
SOU
TH L
OTT
S RO
AD
GORDON STREET
BARR
OW
STR
EET
MARN
IA D
RIVE
PETT
Y LAN
E
NEW
BRID
GE AV
E
PINE ROAD
PEMBROKE LANE
PEMBR
OKE G
RD
PERC
Y PL
ACE
WAR
RING
TON
PLAC
E
HERB
ERT P
LACE
WILTON
TERR
ACE
ST MARY
’S ROA
D
WEL
LIN
GTO
N R
OA
D
WAT
ERLO
O R
OAD
WAT
ERLO
O L
N
BURLINGTON RD
HEY
LESB
UR
Y LN
WELLINGTON LANE
DARLMO
UNTH SQ
N
RA
GLA
N L
AN
E
RA
GLA
N R
OA
D
CLYDE
ROAD
CLYDE
LANE
EGLIN ROAD
FITZ
WIL
LIAM
PLA
CELA
D LA
NE
AVIVASTADIUM
Shelbourne ParkGreyhond Stadium
Bord GáisTheatre
TheO2
TO P
ORT
TU
NN
EL
INTRODUCTIONLocated in one of the most sought after office destinations in the heart of Georgian Dublin and close to St. Stephen’s Green, Hambleden House is a modern 3rd generation office building with 21st century interior finishes and floor plates. Newly refurbished to the highest Grade A standards the available top two floors boast
spectacular views over the city centre clearing the rooftops of the surrounding Georgian buildings. The Penthouse (4th floor) also benefits from a private wrap around balcony. The space sets a new benchmark in terms of quality, finish and layout.
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
one of the most sought after office destinations in the heart of Georgian Dublin
-
Harcourt Street Luas Stop
St Stephens Green Luas Stop
Royal College of Surgeons
GovernmentBuildings
St Stephens Green
National Concert Hall
Iveagh Gardens
Merrion Hotel
Shelbourne Hotel
ESB HQ
Davy
LinkedIn
Deloitte
Aviva
Dropbox
Regus
Coca-Cola
Maples and Calder
Laya Healthcare
IDA
KPMG
IBEC
Grafton Street
Merrion Square
Fitzwilliam Square
Siemens
Canadian Embassy
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
Pearse Station
LOCATION & IMMEDIATE VICINITY This modern 5 storey mock Georgian block, is positioned at the absolute core of Dublin’s Central Business District at the intersection of Fitzwilliam Square and Pembroke Street Lower. Both the location and the building have already been validated by a number of well-known national and international companies. Specifically Hambleden
House is currently home to high profile tenants such as Quilter Cheviot, Sunday Business Post, Bannon Property Consultants, Colliers International and Great Place to Work.
Superbly located close to all staff and client amenities, the property is within a 5 minute walk of St. Stephen’s
Green. With hotels and bars such as the Shelbourne and Merrion Hotel to O’Donoghues and Doheny & Nesbitts, every taste and occasion is catered for. For eating out staff and clients will be spoilt for choice from the gourmet café Voila to Matt the Thresher, F.X. Buckley and Diep Le Shaker.
Tenants will also benefit from the various parks located close by to include Fitzwilliam Square, St. Stephen’s Green and Merrion Square.
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
-
TRANSPORTSituated at the hub of Dublin’s transportation network, Hambleden House is equidistant from the LUAS and DART terminals. Pearse Street Station and the LUAS stops at St. Stephen’s Green and Harcourt Street are within a 10 minute walk providing direct access from North and South Dublin. Over 20 Dublin bus routes run between Pembroke Street Lower, Leeson Street and Baggot Street Lower including the 24 hour Aircoach service. As well as secure bicycle parking and newly installed shower facilities, a Dublin Bike station is adjacent to Hambleden House.
Hambleden House also has a high allocation of secure private parking as well as ample on-street parking on both Pembroke Street Lower and Fitzwilliam Square.
Dublin Bus Stops LUAS Green Line Stops LUAS Red Line Stops Dublin Bike Taxi Rank
LUA
S
LUAS LUAS
LUA
SC
ROSS C
ITY
MERRIONSQUARE
SOUTH DOCKSTREET PARK
R i v e r L i f f e y
R i v e r L i f f e y
R i ve r
L i ff e y
R i v e r L i f f e y
ST STEPHENS GREEN
IVEAGHGARDENS
TRINITYCOLLEGE
BUS STATION
CUSTOMHOUSE
CONNOLLYSTATION
TARA STREETSTATION
IFSC
PEARSE STREETSTATION
GRAND CANAL
DOCK STATION
DUBLINESTATE
LANDSDOWNE ROADSTATION
SANDYMOUNTSTATION
G r a n d C a n a l
LEESON
STREET LOW
E
MESPI
L ROA
D
HADD
INGTO
N ROA
D
BATH AVENUE
TRITON
VILLE RO
AD
SHELBO
URN
E ROA
D
R
O'C
ON
NELL STREET
BAGGOT STREET
LWR BAGGOT ST.
PEMBROKE ROAD
SUSSEX ROAD
FITZWILLIAMSQUARE
CA
MD
EN ST LW
RC
AM
DEN
ST UPR
WEX
FORD
ST
CUFFE ST
AU
NG
IER
STRE
ET
BISHOP STREET
PETER STREET
YORK STREET
KING STREET SOUTH
CHATHAM ST
WICKLOW ST
EXCHEQUER ST
LORD EDW
ARD STRE
ET
ESSEX ST WEST
ESSEX ST EA
ST
LITTLE MARY ST
GEO
RGES H
ILLST. M
ICH
AN
S STREET
CH
ARLES STREET W
EST
ARRA
N STREET EA
ST
STRAND STREET LITTLE
ARRA
N STREET EA
ST
HA
LSTON
ST
LITTLE GREEN
ST
EUSTA
CE ST
TEMPLE LA
NE SO
UTH
FOW
NES ST U
PR
COPE ST
AN
GLESEA
ST
LIFFEY ST LWR
LIFFEY ST UPR
TEMPLE BAR
FLEET ST
COLLEGE GREEN
COLL
EGE S
TREE
T
ANNE ST SOUTH
DUKE STREET
HIB WAY
DU
KE LAN
E LWR
SETANTA PLACECLARE STREET
LINCOLN PLACE
HO
LLES
STR
EET
UPP
ER E
NRE
ST.
BOYNE STREET
HANOVER STREET
FRED
RIC
K ST
SO
UTH
WES
TLA
ND
RO
W
LOWER MOUNT ST.
LOW
ER F
ITZW
ILLI
AM S
TREE
T
LOWER GRAND CANAL ST
HANOVER QUAY
SHERRIFF STREET UPPER
BEN
SON
STR
EET
EAST LIN
K BRID
GE
CA
STLE
FORB
ES R
OA
D
NEW
WA
PPIN
G S
TREE
T
CO
MM
ON
S ST
REET
MAY
OR
STRE
ET L
WR
GRA
ND
CA
NA
L Q
UAY
LOM
BARD
STR
EET
MO
SS STREET
CITY QUAY
GEORGE'S QUAY
CUSTOM HOUSE QUAY
ASTON
QUAY
BURGH QU
AY
JERVIS STREET
JERVIS STREET
MO
ORE STREET
EDEN QUA
Y
STORE ST
EARL ST N
TH
BACHEL
OR'S W
ALK
WELLINGT
ON QUAY
ORMOND QU
AY LOWER
ORMOND Q
UAY
WOOD QUAY
ESSEX QUAY
MERCHANTS QUAY
INN'S QUAYUSHER'S QUAY
ARRAN QUAY
CLAR
END
ON
STR
EET
WIL
LIA
M S
TST
H W
ILLI
AM
ST
ST A
NDR
EW S
T
DRU
RY S
T
FADE ST
TRINITY ST
STEPHEN ST LWR
MER
CER
STR
EET
LWR
MER
CIE
R ST
REET
BRIDG
E STREET
SHIP STREET G
REAT
GOLDEN LANE
CHRIS
TCHUR
CH PL
KEVIN ST LWR
HA
RCO
URT ST
CLAN
BRAS
SIL
ST
PATR
ICK
STR
EET
FRANCES STREET
HIGH STREET
SOUTH CIRCU
LAR ROAD
ST STEPHENS GREEN SOUTH
HATCH STREET
ST STEPHENS GREEN NORTH
NASSAU STREET
PEARSE STREET
PEARSE STREET
PEARSE STREET
MA
CK
EN S
TREE
TG
UIL
D S
TREE
T
SIR JOHN ROGERSON’S QUAYSIR JOHN ROGERSON’S QUAY
TOWNSEND STREET
ABBEY ST
LOWER
ABBEY ST MI
DDLE
ABBEY ST
UPPER
CA
PEL STREET
CA
PEL STREET
CH
URC
H S
TREE
T
BOLT
ON
PARN
ELL S
TREE
T
PARNE
LL STR
EET
MARY STR
EET
HENRY S
TREET
TALBOT S
TREET
AM
IEN
S ST
REET
TALBOT S
TREET
SUFFOLK ST
MERRION SQ SOUTH
MER
RIO
N S
T U
PR
KILD
ARE
STR
EET
DAW
SON
STR
EET
MERRION SQ NORTH
FENIAN ST
ST S
TEPH
ENS
GRE
EN W
EST
GRA
FTO
N S
TREE
T
GEO
RGES
STR
EET
WESTM
ORELA
ND
STM
ARLBO
ROU
GH
ST
GARD
INER ST LO
WER
D'OLIER ST
TARA
STREET
DAME STREET
ST S
TEPH
ENS
GRE
EN E
AST
CRO
WN
AI
MOLESWORTH ST
SCHOOLHOUSE LN
MO
LESW
ORT
H P
L
LEMON ST
DU
KE LAN
E UP
DU
KE LA
NE U
P
BALFE ST
HARRY ST
JOHNSON LN
COPPERING ROW
CHATHAM ROWCLAREDON MKT
CLAR
END
ON
RO
WJOH
NSO
N PL
CASTLE MKT
ST A
ND
REW
LN
CH
URC
H
LAN
E
DA
ME
CO
URT
DAME LANE
CECILIA ST
CRO
W STSY
CA
MO
RE S
T
PARL
IAM
ENT
ST
FISH
AM
BLE
ST
MERCH
ANTS
ARCH
ASDILL RO
W
BEDFO
RD RO
W
ASTO
N PL
PRICES LA
NE
POOLBEG STREET
CH
AN
CERY PL
CHANCERY
STMARY
’S ABBEY
ORMONDE S
Q
GREEK ST
CH
URC
H ST
MARY’S LANE
BERESFORD
ST
LITTLE BRITA
IN ST
RYDERS ROW
WO
LFE TON
E ST
JERVIS LA
NE U
PR
JERVIS LA
NE U
PR
WO
LFE TON
E ST
CATHAL
BRUGHA
ST
THO
MA
S LAN
E
CATHEDRA
L ST
EARL PLA
CE
SACKVILLE
PLACE
MARLBOR
OUGH PL
BERE
SFO
RD P
L
TALB
OT
PLA
CE
FRENC
HMAN
’S LN
HAW
KINS STREET
FOW
NES ST LW
UPPER MOUNT STREET
NO
RTHH
UM
BERLAND
ROAD
LANDSDOWNE ROA
D
BALL
SBRI
DG
E PA
RK
DERMOT
O’HURL
EY AVE
PHILOME
NA TERR
ACE
FARN
EY P
ARK
SANDYMOUNT ROAD
BATH STREET
CAMBRID
GE ROAD
SOU
TH L
OTT
S RO
AD
GORDON STREET
BARR
OW
STR
EET
MARN
IA D
RIVE
PETT
Y LAN
E
NEW
BRID
GE AV
E
PINE ROAD
PEMBROKE LANE
PEMBRO
KE GR
D
PERC
Y PL
ACE
WAR
RIN
GTO
N P
LACE
HERB
ERT
PLAC
E
WILTO
N TERR
ACE
ST MARY
’S ROA
D
WEL
LIN
GTO
N R
OA
D
WAT
ERLO
O R
OA
D
WAT
ERLO
O L
N
BURLINGTON RD
HEY
LESB
URY
LN
WELLINGTON LANE
DARLMO
UNTH SQ
N
RAG
LAN
LA
NE
RAG
LAN
RO
AD
CLYDE
ROAD
CLYDE
LANE
EGLIN ROAD
FITZ
WIL
LIAM
PLA
CELA
D L
ANE
AVIVASTADIUM
Shelbourne ParkGreyhond Stadium
Bord GáisTheatre
TheO2
TO P
ORT
TU
NN
EL
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
-
DESCRIPTIONThe offices have been extensively refurbished to the highest Grade A standard providing bright open plan floor plates offering maximum sub-division flexibility. With breath-taking views over Georgian Dublin, the Docklands and Dublin Mountains as well as the high end finish, Hambleden House is in a class of its own.
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWR
DUBLIN 2
HAMBLEDEN HOUSE19-26 PEMBROKE ST LWRDUBLIN 2
breath-taking views
-
SCHEDULE OF AREAS SPECIFICATION
INDICATIVEFLOOR PLANS
Floor Sq m Sq ft
Third 688 7,406
Fourth (Penthouse) 390 4,198
Total 1,078 11,604
*Please note the areas are subject to change post refurbishment works
The offices are finished to the following new Grade A specification:
• High quality metal ceiling tiles with recessed lighting
• Raised access floors with floor grommets
• VRV fan coil unit air conditioning system
• Floor to ceiling glazing with trench heating on the 4th floor
• Upgraded toilet facilities and shower installation
• Excellent natural daylight
• Feature lift/reception lobby with porcelain tiles on each floor
• Two passenger lifts
STAIRSPLANT
PLANT
PLANTSTAIRS
STAIRS
W.C. & Shower
W.C. & Shower
STAIRS
LIFTS
BALCONY
BA
LCO
NY
LIFTS
PLANT
Fourth (Penthouse) u
Third Floor u
-
CONTACT AGENTS
Property Consultants and Chartered Valuation SurveyorsHambleden House, 19/26 Pembroke Street Lower, Dublin 2
Katie [email protected]
Louise [email protected]
PSRA:001830
These particulars are issued by Bannon on the understanding that any negotiations relating to the property are conducted through them. While every care is taken in preparing them, Bannon, for themselves and for the Vendor/lessor whose agents they are, give notice that: (1) The particulars are set out as a general outline for guiding potential purchasers/tenants and do not constitute any part of an offer or contract. (2) Any representation including description, dimensions, references to condition, permissions or licences for uses or occupation, access and any 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 themselves (at their own expense) as to their correctness. (3) Bannon nor any of its employees have any authority to make or give any representation or warranty in relation to the property.
IntroLocationTransportDescriptionSchedule & Floor Plans
Button 10: Home 1: Button 11: Button 12: Button 13: Button 14: Previous Page 1: next Pg 1: Contact 1: Button 5: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Home: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Button 6: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Button 7: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Button 8: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Button 9: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Previous Page: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
next Pg: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off
Contact: Page 2: OffPage 31: OffPage 42: OffPage 53: OffPage 64: OffPage 75: Off