Gravel Hill, Emmer Green, Reading, RG4

PROPERTY DESCRIPTION
A charming 1930s home with a generous loft conversion, located on a quiet, tree-lined lane in sought-after Emmer Green, close to the South Oxfordshire countryside. The property blends period features—such as wood-burning stoves, original fireplaces, picture rails, and exposed timber floors—with comfortable modern living. Outside features a fully equipped, insulated summer house/home office with power, heating, and internet. EPC D.

LOCAL INFORMATION
Emmer Green offers a tranquil and family-friendly environment, making it an ideal place to live for those seeking a balance between nature and convenience. The area is known for its beautiful green spaces and stunning views of the surrounding hills and valleys. It has a good range of amenities including a café, two old pubs, local shops, good primary schools and Highdown Secondary school with a sports facility. It’s well-connected to the rest of Reading and surrounding areas via public transportation, with regular bus services running through the area. The nearby Reading train station provides easy access to London and other major cities.

ACCOMMODATION
Entrance hall, cloakroom, sitting room, family/dining room and a kitchen/breakfast room. On the first floor there is a modern family bathroom, two double bedrooms and a smaller bedroom/study. On the top floor there is generous principle bedroom with Juliet balcony and a re-fitted En Suite.

OUTSIDE SPACE
Set back from the road, the property offers ample driveway parking along with convenient side pedestrian access. To the rear, you'll find a spacious, mature garden featuring a patio area that leads to a well-maintained lawn, bordered with established planting and a winding path. At the far end of the garden, there is an additional patio area complete with a pergola, summer house, greenhouse, and shed.

ADDTIONIONAL INFORMATION
Council tax band C.
Mains gas, electric and water.

Important information for potential purchasers
We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

Buyer information
To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a non-refundable charge of £78.00 including VAT. This does not increase if there is more than one individual selling. This will be collected in advance by Lifetime Legal as a single payment. Lifetime Legal will then pay Us £26.00 Inc. VAT for the work undertaken by Us.

Referral fees
We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Davis Tate. (Not applicable to the Woodley branch – please contact directly for further information).