Brokers and aggregators own the Dublin office-space search results — and they charge you for every lead they pass on. Every ranking you win is a broker fee you stop paying.
EVERY METRIC ON THIS PAGE IS A LIVE LINK — CLICK ANY CLAIM AND SEE THE SOURCE FOR YOURSELF.
Google can only sell what your website tells it. Below: your Google listing today, the listing your new site ships with at launch, and the competitor benchmark. Real text, not mock-ups.
| The signal — and what it means | Investi.ie today | Your new site at launch | Clearspace (benchmark) |
|---|---|---|---|
| Page titleThe blue headline on your Google result — your shop sign. | ✗ NO KEYWORD "investi - Home" |
✓ LIVE ON STAGING "Private Office Suites on Fitzwilliam Square, Dublin 2" |
✓ "Serviced Offices Dublin - Clearspace" |
| DescriptionThe grey lines underneath — your two lines of free ad copy in Google. | ✗ WRONG BUSINESS "…a leading Irish Property Investment Consultancy…" |
✓ EVERY PAGE "70 private office suites… book a viewing today." — all 14 pages carry one |
✓ "Serviced Offices Dublin tailored for performance…" |
| What Google thinks you doGoogle can only sell the business you describe to it. | ✗ INVESTMENT CONSULTANCY The source of the identity problem — Workthere and the AI layer repeat it (Section 06) |
✓ OFFICE PROVIDER LocalBusiness schema live: name, 38 Fitzwilliam Street Upper, +353 1 6688786 |
✓ SERVICED OFFICES Consistent everywhere Google looks |
| Machine-readable business card"Schema" — structured data feeding Google Maps and AI answers. | ✗ NONE 0 structured-data blocks found in the page code |
✓ VERIFIED LIVE 13 JUL LocalBusiness + address + phone in the page code |
— not audited |
| SitemapThe map Google uses to find every page you want ranked. | LEGACY FILE Old-format file exists — but there is almost nothing behind it to rank |
✓ LIVE 13 JUL sitemap_index.xml |
✓ live |
| A page per building & keywordOne page per thing people search for — the machine dissected in Section 03. | ✗ ONE PAGE A single generic offices page — your only ranking (your own address) |
✓ 6 BUILDING PAGES LIVE KEYWORD LAYER = RETAINER M2–3 | ✓ 18 + 5 18 building pages + 5 keyword pages |
| Google Business ProfileThe map pin — decides who appears when someone searches near Fitzwilliam Square. | ✗ NO PIN While 4 competitors pin your own square |
RETAINER MONTH 1 The same-week map-pack fix |
✓ PIN 29-30 Fitzwilliam Square |
ALL THREE COLUMNS CAPTURED LIVE, 13 JUL 2026 — INVESTI.IE (RAW HTML) · KIMBERLEYW5.SG-HOST.COM (RAW HTML, POST-BUILD) · CLEARSPACE.IE (RAW HTML) · CLICK ANY TITLE CARD ABOVE TO OPEN THE LIVE PAGE
None of this costs retainer money. The foundation ships with the site we are building for you — the retainer starts where the build ends.
Eight providers verified live on 13 July 2026 — and you appear twice: as you are today, and as you launch. Every ads record below was opened and checked against the real advertiser — you can audit every claim in the room.
| Provider | Domain rating | What their pages target | Verified ads presence | Core Web Vitals | Backlinks |
|---|---|---|---|---|---|
| WeWorkwework.com | 83.0Global tier | Competes on authority alone; Dublin pages only. |
Google Ads recordLINKEDIN: 1,326 ADS | Run live | Pending: Ahrefs upgrade |
| Regus / IWGregus.com | 78.0Global tier | Dominant on generic terms; advertising on "serviced offices dublin 2". |
Google Ads recordLINKEDIN: 357 ADS | Run live | Pending: Ahrefs upgrade |
| Huckletreehuckletree.com | 52.0UK / IE multi-city | Design-led coworking & membership terms — the positioning closest to your premium angle. |
Google Ads recordSOCIAL: NO VERIFIED IE AD RECORD | Run live | Pending: Ahrefs upgrade |
| Iconic Officesiconicoffices.com | 39.0Local leader | Solution-page architecture: /solution/serviced-offices-dublin, /private-office, /coworking. Weakness: title tag and H1 target different keywords on their money page. |
Google: ~300 adsLINKEDIN: 15 ADS · META: 0 ACTIVE | Run live | Pending: Ahrefs upgrade |
| Glandoreglandore.co | 31.0Local mid | "Private offices to rent" + coworking Dublin, Cork, Belfast (from SERP snippets — JS-rendered site). Est. 2001, Dublin 2 & 4. |
Google Ads recordMETA: 0 ACTIVE · LINKEDIN: NONE FOUND | Run live | Pending: Ahrefs upgrade |
| Pembrpembr.ie | 26.0Local mid | Georgian positioning that overlaps yours directly — but the homepage H1 is pure brand copy with zero keyword value. Post-rebrand (Oct 2023) backlink migration risk. |
Google: 3 adsMETA: 0 ACTIVE · LINKEDIN: NONE FOUND | Run live | Pending: Ahrefs upgrade |
| Office Suitesofficesuites.ie | 7.0Local low | Virtual-office-first: their SEO energy targets virtual offices and coworking — not seriously defending "private office" terms despite the brand name. |
Google Ads recordSOCIAL: NO VERIFIED ADVERTISER PAGE | Run live | Pending: Ahrefs upgrade |
| Investi — todayinvesti.ie (current site) | 6.0Local low — today | The current site targets nothing: title "investi - Home", describes an investment consultancy (Section 01), one generic offices page. Ranks for its own address only. |
Google Ads recordSOCIAL: NO AD PRESENCE (SEE §05 — ENTITY COLLISION) | Run live | Pending: Ahrefs upgrade |
| Investi — at launchnew site → investi.ie, end of summer | 6.0Same domain — authority carries over (301s) | 70 private suites, six Georgian landmarks — and a site that says so. Foundation built 13 Jul: keyword title, descriptions on every page, schema, sitemap, 6 building pages (Section 01). Keyword-territory layer = retainer M2–3. |
ORGANIC-FIRST STRATEGY — THE POINT OF THIS PITCH: WIN THE CLICKS COMPETITORS PAY FOR | Run live | Pending: Ahrefs upgrade |
| Clearspaceclearspace.ie | 4.7Local low — ranks anyway | The on-page aggressor — Section 03 dissects their machine page by page. Effective but crude: vulnerable to a cleaner, premium execution. |
Google: "No ads found"LINKEDIN: 1 AD / 12 MO · META: NO PAGE | Run live | Pending: Ahrefs upgrade |
DOMAIN RATINGS: AHREFS DOMAIN RATING, 13 JUL 2026 · ADS: EACH RECORD OPENED & VERIFIED AGAINST THE REAL ADVERTISER (GOOGLE ADS TRANSPARENCY CENTER · META AD LIBRARY BY PAGE ID · LINKEDIN AD LIBRARY BY ACCOUNT OWNER), 13 JUL 2026 · "NONE FOUND" = NO GENUINE ADS FROM THAT COMPANY IN THE LIBRARY · BACKLINK PROFILES: PENDING AHREFS UPGRADE — SLOTS RESERVED
The finding that carries this pitch: Clearspace — the most aggressive SEO player in Dublin 2 — has a lower domain rating than you. Their rankings come from page architecture, not authority — and not ads: Google's own record for clearspace.ie reads "No ads found". The next section takes their machine apart so you can see exactly what you're missing — and exactly what the retainer builds.
Also captured ranking in the live SERPs: Click Offices, Savills, JLL, Knight Frank, CBRE, Lisney, Property.ie, Flexioffices.co.uk, BeFlex, Wezoo, The Office Providers — all intermediaries between tenants and providers like you.
This is how a DR-4.7 site outranks you everywhere — while buying zero Google ads (Google's own record for clearspace.ie reads "No ads found"; proof below). Not authority, not ad budget: architecture, and the work inside it. Side by side: the machine they built and where your new site stands at launch — then one of their pages taken apart, so you can see what "building a keyword page" actually means.
This is the part nobody shows clients. A page that ranks is not a page with keywords sprinkled on it — it is a built asset. We pulled apart one of the pages ranking in Section 04's live top-10, clearspace.ie/serviced-offices-dublin-2/, and counted what is actually in it:
And Clearspace pays Google nothing for any of it. Their Ads Transparency record reads "No ads found" — any time period — check it live. Every position they hold in Section 04 was earned by the work above, not bought. That five-step build, run across your six open territories, is what retainer months 2–3 are — and why this is monthly work, not a switch we flip.
And it works at your size — you don't need 25 pages. Office Suites — a two-location Dublin operator, Harcourt Street and Blackrock — holds #2 on "private office dublin", above WeWork, with one properly built ~430-word page: keyword title, "private office" written seven times, an "your own door, your own office" heading, 62 internal links. Open the page · see the live ranking. One built page per territory is how a six-building estate wins — Clearspace proves the ceiling, Office Suites proves the entry ticket.
The foundation is now level with theirs — shipped with your build, at no retainer cost. What remains is the layer that wins searches: one page per keyword territory — built on the one thing they can't buy quickly, the authority you already lead on.
Five priority keywords, captured live. Red is a broker taking a fee. Blue is a competitor. Green is you. There is exactly one green cell on this entire board — and it's under siege.
HOW TO READ A CLICK-THROUGH — every cell opens the live Google search itself (Google doesn't allow a link into one specific result). You land at the top of the page: first come whatever ads are running that hour — often Iconic or Pembr paying for the top slot (that's Section 05, live) — then the organic list captured on this board. Ads rotate constantly; organic moves slowly. Captured 13 Jul; the whole board is re-captured before the pitch.
Six open territories no one is defending — identified from competitor page analysis, 13 Jul 2026. Click any territory and look for who's guarding it. Volumes: pending: Ahrefs upgrade
| Territory | Why it's open |
|---|---|
| private office suites dublin | Your exact product. Nobody optimises for "suites" as a term — Office Suites has it in their brand name but aims their SEO at virtual offices. |
| offices fitzwilliam square | Your estate is centred on the square. Clearspace has one building there, Iconic one adjacent. No one owns the address — you literally can. |
| georgian office dublin 2 | Pembr claims Georgian positioning but its homepage H1 wastes it on brand copy. The premium heritage angle is undefended — and you have six landmark Georgian buildings. |
| flexi office space dublin | investi.ie's legacy "High-End Flexi Offices" branding gives your domain topical history on this exact term. Thin provider competition (see Keyword 4). |
| own door office dublin | Mentioned in passing by Clearspace and Office Suites; no dedicated page anywhere. High-intent Irish-market phrase. |
| luxury private office dublin 2 | Matches your premium fit-out. Competitors chase volume terms, not premium modifiers. |
The ad libraries publish a year of history: every campaign a company ran in the last 12 months, live or finished, with audited impressions. Below is what your market spent this year to be seen — who pays, where, and the one winner who pays nothing at all. Every record is one click away, auditable by anyone in the room.
Advertising on 3 of the 5 captured keywords, with a "10K+ visits in past month" badge on its serviced-offices ads — plus 15 verified LinkedIn ads in the last 12 months: seven variants of "Looking for a new private office in the heart of Dublin?", launch campaigns for Hume Street House, and one selling No.81 Merrion Square as "a beautifully refurbished Georgian building" — your exact angle, paid for. A single two-week carousel logged 10k–20k impressions, 100% Ireland.
3 live Google ads — but placed to appear on every one of the five captured keywords, including double placements and large sitelink blocks. Pembr is paying to defend the Georgian-office territory you should own.
Advertising on four of the five captured keywords — including paid sponsored map pins on "private office dublin" and on Fitzwilliam Square itself, plus its own "10K+ visits" badge.
Regus appears in the paid Google slots for "serviced offices dublin 2" and runs 357 verified LinkedIn ads; WeWork runs 1,326. When DR-78+ multinationals keep paying for these audiences, the keywords convert.
The company outranking you on every captured keyword buys none of it — their Ads Transparency record reads "No ads found". Their only paid move of the last 12 months is one LinkedIn brand video (ran 10–30 Apr 2026) promoting a Docklands building: 50k–100k impressions, 100% Ireland. They advertise a building occasionally; they never pay for search — the machine in Section 03 wins it for free, every month. That is the model this retainer builds on your stronger domain.
Pembr, Iconic, Glandore and Regus all hold paid placements on your five keywords. This is where Dublin office tenants are actually won — and where every organic ranking you take has a price tag a competitor is already paying. The one winner who pays nothing: Clearspace — Section 03 is how.
We opened the verified advertiser pages for Pembr, Iconic and Glandore: zero active Meta ads between them (13 Jul). Clearspace and Office Suites have no advertiser page at all. Social display isn't where this market fights.
Over the last 12 months: Iconic ran 15 verified campaigns, Regus 357, WeWork 1,326 — and Clearspace exactly one (a Docklands building video, 50k–100k impressions). Pembr and Glandore ran none. Searching "Investi" there returns 1,088 ads — every one from an investment company, none from you. That's the entity collision, live (fix: Month 1).
Whatever Clearspace spends on marketing, none of it goes to Google Ads — €0, verified against Google's own record. It goes into the ~25 built pages in Section 03, and the rankings those pages hold compound month after month. The spend becomes an asset they own.
~300 live Google ads, 15 LinkedIn campaigns this year, paid slots on 3 of your 5 keywords — even paying to promote a Georgian building. It works — and it stops working the day the payments stop. Nothing is owned; the bill never ends.
You start ahead of where Clearspace started: higher domain rating, six building pages live, foundation shipped with the build. €4,000/month goes into pages you own — the machine keeps winning the clicks after the work is paid for.
Your competitors pay Google every month for the clicks we're proposing to win you organically. Here are their actual ads — click and count them. And the one competitor who pays nothing? They built the machine instead.
Search is splitting in two: classic results, and AI-generated answers above them. The AI layer already has a shortlist for Dublin 2 office space — and you're not on it.
A prospect who asks Google — or any AI assistant — "where should I rent a private office in Dublin 2?" gets a recommendation set that includes four competitors and a broker, and never mentions you.
AI answers are assembled from the same raw material as classic SEO: entity clarity, structured data, consistent citations, and content that answers real questions. The sites being cited are the sites doing that work.
And your entity problem is measurable: Workthere still lists Investi as a "Property Investment Consultancy", your LinkedIn handle is /company/investiproperty, and searching "Investi" in the LinkedIn Ad Library returns 1,088 ads — all from investment companies. This is why AEO holds the final phase of the roadmap, after the entity cleanup gives the AI layer something unambiguous to cite.
Your stated goal is 70–80% of leads direct, without broker fees. This chart is that goal, inverted — it shows exactly where the brokered leads are coming from today.
COUNTED FROM THE TAGGED RESULTS IN THE LIVE SERP CAPTURES SHOWN IN SECTION 04 · SEGMENT = NUMBER OF RESULTS · THE SINGLE GREEN SEGMENT IS YOUR ONLY RANKING
Every red result is a lead that arrives with a fee attached. Every ranking you win is a broker fee you stop paying.
When a tenant finds you through Daft, Workthere, Click Offices or a commercial agent, an intermediary charges for the introduction — that's the dependency you've said you want to end. When the same tenant lands on investi.ie directly, the same suite lets with no fee, full control of the conversation, and the tenant relationship owned from the first click.
We deliberately publish no estimated fee figures here — your own broker invoices are the honest benchmark. Bring one to the table and the retainer math does itself.
The 70–80% direct-lead goal means shifting the majority of enquiries from the red cells to your own pages. The mechanism is mapped on this page:
The map pack — a Google Business Profile puts you on your own square, same week (Section 04, Keyword 5). The architecture — the Clearspace machine, rebuilt premium on your stronger domain (Section 03). The open territories — six keyword gaps no one defends (Section 04). The commercial proof — competitors pay Google monthly for these exact clicks (Section 05).
Retainer: €4,000/mo × 6 months, then €2,500/mo — Section 09.
Sequenced so each phase feeds the next: the technical base makes your pages crawlable, the entity work makes you unambiguous, the architecture gives every keyword a home, the content compounds, the PR builds authority — and AEO harvests all of it.
The SEO foundation is done — delivered with your website build on 13 July, at no retainer cost (Section 01, green panel): keyword titles, meta descriptions on every page, LocalBusiness schema, XML sitemap, six building pages, correct facts and phone throughout. What remains is launch day itself, handled right: 301-redirect every old investi.ie URL to its new home (your domain age and existing links are retained), remove the staging noindex, and submit the sitemap in Search Console — the classic launch-killers, protocol-ed.
Create and verify your Business Profile at 14 Fitzwilliam Square — the same-week fix that puts your pin on your own square, where four competitors currently pin theirs. Then kill the identity collision: correct third-party citations (Workthere still lists you as a "Property Investment Consultancy"), retire the /company/investiproperty LinkedIn handle, and lock consistent name-address-category data everywhere Google looks.
Your six building pages are live — now build the layer above them that Section 03 shows is missing: one page per keyword territory, executed premium instead of stuffed. The six open territories from Section 04 — private office suites Dublin, offices Fitzwilliam Square, Georgian office Dublin 2, flexi office space, own door office, luxury private office Dublin 2 — all interlinked with the building pages beneath them.
What Iconic's compounding blog looks like from the inside — their April 2026 FAQ post already ranks #3 on "flexi offices dublin". Your version: profession-specific pages (law firm office Dublin 2), nearby-address pages (Merrion Square, Baggot Street, Stephen's Green), and honest-answer content ("serviced office with no hidden costs") that both Google and AI Overviews can cite.
Grow your domain from DR 6.0 with links worth having: Dublin business press, Georgian-heritage and architecture angles, Fitzwilliam Square's story. Link targets are set precisely once the full competitor backlink profiles land — pending: Ahrefs upgrade — including Pembr's post-rebrand link losses, which are a mapped opportunity.
With your entity clean, the architecture live and the content citing-ready, push Investi into the AI answer layer that currently recommends Clearspace, Office Suites, Iconic and Lis Cara (Section 06): structured Q&A content, schema depth, and the citation consistency AI systems key on.
SEO compounds over 3–6 months post-launch — we say so now, not at the month-3 review. Month 1 delivers the map-pack win; the organic curve builds through the architecture and content phases and steepens from there. We set expectations against that curve because premium clients deserve advisors who don't overpromise.
Six months to build the machine, then a lighter retainer to keep it compounding. Every deliverable reports against the same standard as this page: live, clickable, auditable.