A rare and substantial investment opportunity, this prominent former public house in Tilehurst, measuring approximately 8,686 square feet (807 sqm), is offered for sale by traditional auction.
The property is partially Grade II listed and has been comprehensively configured as a 21-bedroom HMO, currently let on individual Assured Shorthold Tenancies, generating an impressive annual rental income of £137,904 with 5 rooms currently vacant. This currently equates to an exceptional gross rental yield of 36.3%, offering a strong and immediate income stream for investors, which can increase once all rooms have been let.
The accommodation is arranged to maximise occupancy, comprising a range of well-proportioned bedrooms alongside shared facilities, well suited to the professional rental market.
Positioned in a highly accessible location, the property benefits from excellent commuter links. Tilehurst railway station is within easy reach, offering regular services to Reading and London Paddington, while the A4 and M4 J12 provide convenient road connections for commuters and regional travel.
This is an ideal opportunity for seasoned investors seeking a high yielding asset with scale, or those looking to expand an existing portfolio with a ready made, income producing HMO in a strong rental area.
Auction
To be sold by online auction (unconditional) on Thursday 28th May 2026 with a 6 WEEK COMPLETION, bidding will open at 10.00.
Registration
All bidders/potential buyers are required to register ahead of the auction date to be able to bid/buy, please visit our website to setup an online auction account.
Tenure
Freehold with tenants in situ.
Tenancies
Room 1 - £651pcm
Room 2 - £682pcm
Room 3 - £725pcm
Room 4 - £695pcm
Room 5 - £656pcm
Room 6 - £725pcm
Room 7 - £708pcm
Room 8 - £600pcm
Room 9 - £650pcm
Room 10 - £760pcm
Room 11 - £650pcm
Room 12 - £775pcm
Room 13 - £775pcm
Room 14 - Vacant - Estimated rent £725pcm
Room 15 - Vacant - Estimate rent £700pcm
Room 16 - Vacant - Estimated rent £585pcm
Room 17 - Vacant - Estimated rent £685pcm
Room 18 - £600pcm
Room 19 - £650pcm
Room 21 - £595pcm
Room 22 - £595pcm
Current income = £137,904 per annum
EPC rating
D
Council tax band
H - Reading Borough Council
Legal pack
For each lot there are Special Conditions of Sale and other documentation provided by the vendor's solicitors. If you wish to receive the Legal Pack, you will be able to register for this via the link on our website. You will receive notification by email once the Legal Pack is received from the solicitor. The documents may not tell you everything you need to know about the property and you are required to complete your own due diligence before bidding.
Additional fees
A buyers charge of £1,650 including VAT is payable on each lot that you buy, in addition to the sale price. Please be aware there may be other additional fees, including disbursements contained in the legal pack payable on completion. Please ensure that you check the legal pack for each lot that you are interested in, prior to bidding.
Deposit
If you are the highest bidder when the auction ends, contracts are exchanged between you and the seller. Both parties are legally bound to complete the transaction as per the special conditions in the legal pack. Your card will be automatically debited for the bidder security amount of £6,000 and we'll require the remaining balance for a 10% non-refundable deposit. We will contact you after the auction has finished to make these arrangements.
Pre-auction offers
These must be made in writing and will only be considered if the Legal Pack has been inspected and proof of funding has been supplied to the auctioneers. Pre-auction offers are only considered on an auction basis in accordance with the “Terms & Conditions - Unconditional Auction".
Mortgage finance
We advise all bidders who require a mortgage to confirm with their Financial Advisor as to whether or not the lot you are interested in would be suitable security to borrow finance against, prior to bidding. If you need to arrange a mortgage it is important that you obtain an offer from your lender before the day of the auction. Most building societies and banks will instruct a surveyor to prepare a valuation report before making a mortgage offer.
Please note
All plans are strictly for identification purposes only and should not be relied upon. Please refer to the legal pack for the Land Registry plan of each lot. Any plans are reproduced from Ordnance Survey maps with kind permission of the Controller of His Majesty's Stationery Office @ Crown copyright. All rights reserved, Licence no: 100020449.
* Generally speaking Guide Prices are provided as an indication of each seller's minimum expectation, i.e. 'The Reserve'. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Virtually every property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
By setting a proxy bid, the system will automatically bid on your behalf to maintain your position as the highest bidder, up to your proxy bid amount. If you are outbid, you will be notified via email so you can opt to increase your bid if you so choose.
If two of more users place identical bids, the bid that was placed first takes precedence, and this includes proxy bids.
Another bidder placed an automatic proxy bid greater or equal to the bid you have just placed. You will need to bid again to stand a chance of winning.
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