**FREEHOLD INVESTMENT PROPERTY** **SHOP PREMISES AVAILABLE** Currently operating as Opticians with 6 years remaining of 15 year lease. Current rent: £1,300.00 per month. First floor with laboratories, offices, staff kitchen and lounge area. Rear parking for up to four vehicles. Viewing recommended. 

GROUND FLOOR
Retail Area: 33’ 6" x 11’ 6” (10.21m x 3.5m) with fully glazed door and display window opening into the retail area; with carpet flooring and tiled suspended ceiling, CCTV and alarm system, panel radiators and stairs to the first floor, corridor to the rear and side door to:
Examination Room: 11’ x 10’ 1” (3.61m x 3.07m) with window with bars to the side entry, panel radiator, suspended ceiling tiles and carpet.
Toilet: low level WC, Window with bars and lino floor covering.
Rear Room: 11’ 5” x 10’ 10” (3.48m x 3.3m) uPVC double glazed window protected with bars, blinds, wash hand basin pedestal and panel radiator.

FIRST FLOOR
Open plan lounge area, doors to office laboratory and storerooms.
Lounge: 14’10” x 13’ 2” (4.52m x 4.01m) carpet and panel radiator. Corridor leading to front office and to the storeroom, kitchen to the rear and W.C with the boiler.
Laboratory: 15’4” x 11’11” (4.67m x 3.63m) extending over the tunnel entry, uPVC double glazed window, panel radiator and light fittings.
Office (front): 11’4” x 7’4” (3.45m x 2.24m) uPVC double glazed window, light fittings and carpet.
Office (L Shaped): 16’6” max x 7’0” (5.03m x 2.13m) uPVC double glazed front window and light fitting.
Toilet: 7’ 6” x 6’ 2” (2.29m x 1.88m) low level W.C. and wash hand basin tiled surround. Potterton Pressure gas boiler for central heating and hot water supply.
Kitchen: 10’10” x 8’ 5” (3.30m x 2.56m) lino floor covering, uPVC double glazed window, stainless steel sink unit, work top with tiles and panel radiator.

Important Notice for Prospective Buyers and Tenants. General Guidance: Whilst every care has been taken in the preparation of these particulars, they are for general guidance only. They do not form any part of a legal contract or tenancy agreement. Verification of Fact: Prospective purchasers and tenants must not rely upon any statement as being a representation of fact but should satisfy themselves via independent inspection or professional survey as to their correctness. Neither the Owners/Landlords nor Bansal Estates Ltd have the authority to provide warranties regarding the property's condition. Material Information & EPC: We aim to disclose all "Material Information" as required by the DMCCA 2024 (including tenure, council tax, and building safety). A valid Energy Performance Certificate (EPC) is available for this property; please review it for details on energy efficiency and modern 2026 performance metrics. Services & Equipment: No services, appliances, or equipment (including heating and plumbing) have been tested by the agent unless explicitly stated. No warranty can be given as to their working order. Compliance & Availability: We are required by law to conduct identity and AML checks on all parties. Please contact us to confirm property availability and to discuss any points of particular importance before traveling to a viewing. Bansal Estates Ltd is a member of the Property Ombudsman and Client Money Protection scheme. Registered Office: 115-116 Spon End, Coventry, CV1 3HF (Co. No. 07674168). For more info, visit bansalestates.co.uk.