Wokingham railway station is about one mile with the town centre just beyond.  Virtually adjoining Doles Lane and Sandy Lane both run into countryside.  There is a bus stop immediately in front of the house with an occasional service between Wokingham and Reading.   There is a joint catchment area for five secondary schools. 

The Residential:

On the First Floor:

Bedroom 1: range of three wardrobes, radiator.

Bedroom 2: with radiator, fireplace.

Bedroom 3: eaves cupboard, radiator.

Bathroom: ‘P’ shaped bath with mixer taps, hand shower with shower screen, pedestal wash hand basin, low level W.C.

Landing: airing cupboard with hot water tank.  Also housing Worcester gas fired boiler for central heating and domestic hot water, window on half landing

On the Ground Floor:

Entrance Hall: with understairs cupboard.

Front Reception Room: with square bay, radiator, fireplace.

Reception Room 2: with double doors to garden, radiator, fireplace.

Kitchen: single drainer stainless steel sink unit with adjoining worktop, cupboards below, further wall mounted and floor units.

Lobby/Utility Area: with plumbing for washing machine, vent for tumble dryer and door to garden. 

The Commercial (all on the ground floor):

Retail Area:with commanding frontage with glazed window and side door, laminate flooring, radiator.

Treatment Room 1: (garage conversion)with radiator, laminate flooring.

Inner Treatment Area:

Treatment Room 2:

Spray Room:with radiator.

Shower Room:shower cubicle with Triton electric water heater, wash hand basin, toilet with macerator.

Rear Hallway:with sink unit, radiator, part tiled and part laminate flooring, door to garden.

Treatment Room 3:

Storeroom:

Outside: The area to the front has been set out for car parking and turning.  There is pedestrian access beside the house to the rear garden, which is well fenced, mainly laid to lawn and with mature shrubs and trees.  Plot size 52ft x 225 ft approx. Just overquarter of an acre. Outside WC.

 Services: Mains Water, Gas, Electricity and Drainage are connected.

 ENERGY EFFICIENCY RATING – D.

COUNCIL TAX BAND – Band C.

RATEABLE VALUE: £10,750 reducing to £9,200 from 1st April 2023.  The area is assessed comprising retail 70 sq.m.  Storage 32.8 sq.m.

The VOA website indicates ‘You will not pay business rates on a property with a rateable value £12,000 or less’.

(NB. Interested parties to make the own enquiries and satisfy themselves whether this relief applies to them.)

Planning:The property is within the administration area of Wokingham Borough Council.  There are no recent planning applications recorded against this property other than one which was withdrawn.  That was for the loss of Residential to  Business Use.  The application was withdrawn because WBC indicated they would not support the loss of a residential unit.  The Use Class Order was amended on 1stSeptember 2020. The Commercial element is now Class E – Commercial Business and Service. There are eleven parts to the new Class E, which more broadly covers usage previously defined in the revoked Classes A1/2/3, B1, D1 (a – b) and indoor sport from D2 (e).