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HomeBasingstoke Road
Basingstoke Road, Spencers WoodPrice Guide £750,000Available

Suitable for conversion to a family home or possibly redevelopment. Alternatively good business location, just 1 mile from M4 (Junction 11). An imposing detached building with the ground floor, until early October 2018 trading as an off licence and with the remainder of the accommodation currently run as a bed and breakfast business with a five star rating on Trip Advisor. The property extends to about 2500 sq ft of which about 1000 sq ft has until recently been occupied as retail space with associated storage.

Ideal for a range of uses including the current luxury bed and breakfast business with the retail space suitable for a range of alternative occupiers – perhaps subject to planning.

FOR SALE BY PUBLIC AUCTION (unless previously sold) in February 2019 (date to be confirmed) at Coppid Beech Hotel, John Nike Way, Bracknell, RG12 8TF.
Basingstoke Road, Spencers Wood
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  • 4 Bedrooms
  • 3 Receptions
  • 4 Bathrooms
  • Auction
  • Character Property
  • En-suite Bathroom
  • Enclosed garden
  • Exceptional Presentation
  • Garage and Parking
  • Good communication links
  • Offers Potential
  • Outbuilding

The Cricketers, Basingstoke Road, Spencers Wood, Reading RG7 1AP

DESCRIPTION/LOCATION: The Cricketers is believed to date from second half of the 19th Century and was a coaching inn on the edge of Windsor Forest. It incorporated a butchery and it is recorded in 1898 supplied meat to Osborne House, Queen Victoria’s residence on the Isle of Wight. During the 20th Century the property was divided to provide part residential and part commercial, initially as a butcher’s shop and more recently an independent off licence stocking a wide range of local real ales, wines, spirits and home brewing supplies.

The bed and breakfast accommodation includes individually designed and decorated en suite bedrooms each with a cricket connection (The Pavilion Room, Lords and The Golden Duck) in addition the owners have retained the largest and fourth suite for their own occupation.

Spencers Wood is a most conveniently located expanding village just south of Junction 11 of the M4 motorway and close to some important business parks on the west side of Reading. Reading is an important business and commuter center. The main line railway station offers services to London Waterloo and Paddington, with a fast service to Paddington taking just over 20 minutes and Crossrail will come to Reading in 2019 giving quick and efficient access to the eastern side of London. Heathrow airport is a short drive.

ACCOMMODATION: The accommodation briefly comprises (all dimensions are approximate): 

The Cricketers – High class bed & breakfast accommodation

The retail premises



First Floor - There are 4 suites, namely:


The Golden Duck

The Pavilion Room

The Nineteenth Hole


Ground floor

Entrance hall, Breakfast room, Kitchen, Utility area,

Cloakroom, Sun room, Utility room



Car parking for at least 3 cars in tandem to the left hand side of the house. (the shingle area to the right hand side of the property is not included in the sale – it is in separate ownership)

Detached Principal Outbuilding (original garage) 20’4 x 26’3 with much preparatory work as improved insulated standard


There is a small area of formal garden in front of The Cricketers and a forecourt in front of The Hop Inn. There is driveway parking to the left hand side of the building which leads to the Principal Outbuilding and to the rear garden.

Until recently trading as The Hop Inn – a highly regarded independent off licence with retail storage and office space. Much of the stud walling has now been removed and there is an open plan area with a frontage of about 21ft narrowing at the rear to 18ft and an overall depth of about 18ft – about 1000 sq ft.

Cellar under part






Pedestrian access to the mature well screened rear garden.

Large storage shed.

In all about 0.157 acres



SERVICES: All main services are connected

EER: C70






TENURE: Freehold with vacant possession upon completion of the purchase.


FIXTURES AND FITTINGS: The Seller will produce an inventory of the contents associated with the Bed and Breakfast business which are available for purchase at a fixed price. The auction contracts will enable the Buyer to exercise an option to purchase those contents. If the Buyer does not want them or does not exercise the Option Agreement in accordance with the Auction Contract, the contents will be removed.


LOCAL AUTHORITY AND PLANNING: The property is within the administrative area of Wokingham Borough Council (Tel. 0118 974 6000). We have researched the online planning portal and a recently recorded planning application approved for this property is for a single storey rear extension. The search did not reveal entries prior to 1998 nor for names by which “The Cricketers and The Hop Inn” were previously known. The Local Authority Search when available in the Information Pack will identify whether the online planning portal record is complete.


DIRECTIONS: From Junction 11 of the M4 motorway, head westwards and at the first set of traffic lights take the left hand filter into Basingstoke Road. The Cricketers will be found after about ¾ mile on the left hand side.


VIEWING: We do not propose to have “open house” viewings but will show interested parties around by appointment. The property may be viewed by prior appointment with the owner's Sole Agents and Auctioneers Martin & Pole with offices in Wokingham and Earley, Reading. Telephone 0118 979 0010.

THE CONDITIONS OF SALE: are included in the Legal and Information Pack available from the Auctioneers prior to the Auction Sale and online at www.martinpole.co.uk. A copy of the Conditions of Sale will be attached to these Particulars to form part of the Contract.


* Property Auctioneers are required by the ASA to explain to prospective buyers the definitions of Price Guide and Reserve. The Reserve is the minimum price set by the seller at which the auctioneer can sell the property. The reserve can be set and agreed at any point up to the start of the auction or indeed can be changed during the auction. The reserve can be lower than the guide price, the same as the guide price or up to 10% above the guide price. In accordance with ASA guidelines the guide price can be changed at any time up to and including the day of the auction sale. If the guide price is changed we will endeavour to advertise the new guide price at the earliest opportunity. A list of final guide prices will be published in the auction room immediately prior to the sale. This may be the first opportunity to publish changes.




Identification of the Buyer

To accord with the Money Laundering Regulations 2003 and the Proceeds of Crime Act 2002:

No later than the date of the auction when the Memorandum of Agreement of the sale and purchase is to be signed we are required to see and keep copies of documentary evidence of the Buyer's identity and address. If you intend to bid please contact us for further information of the documents required to be produced (full details of which are also given in the Information Pack available for intending Buyers) or if you prefer to register beforehand.

Buyer’s Fee

A charge of £500 (plus VAT), payable only by the successful Buyer, will be due to the Auctioneers, Martin & Pole, upon signature of the Memorandum of Agreement of the sale and purchase. An appropriate VAT receipted invoice will be issued immediately after the day of the auction sale

Signing the Memorandum, Payment of the Deposit and Buyer’s Fee

The Buyer(s) will be required to sign Memorandum of Agreement attached to these Particulars, to pay the Deposit and Buyer’s Fee immediately after the fall of the hammer.   Payment of the deposit will only be accepted if made by cheque or bankers draft drawn on the account of the named Buyer and drawn on a UK clearing bank.

Property Details

We have endeavoured diligently to ensure the details of this property are accurate. We have not tested the services, appliances or fittings (if any) referred to in the details.

We recommend that each of the statements is verified and the condition of the property and of the services, appliances and fittings (if any) is investigated by you or your advisers before you finalise your offer to purchase, bid for the property or enter into a contractual commitment.



The property is sold with all faults and defects whether of condition or otherwise and neither the Seller nor the Agents of the Seller are responsible for any faults or defects or for any statements contained in the Particulars of the property prepared by the Agents.

The Buyer hereby acknowledges that he has not entered into this Contract in reliance on any of the said statements and he has satisfied himself as to the correctness of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the Seller or the said Agents in relation to or in connection with the property.