We understand that mains water, gas, electricity and drainage are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency.

LOCATION
Campion Terrace runs between Leicester Street and Upper Holly Walk and is a characterful road consisting primarily of Victorian properties. This is an ideal location for easy access on foot to the town centre, including Leamington's wide array of parks, including Jephson Gardens, shops, restaurants, bars, independent retailers and artisan coffee shops. For rail users, Leamington Spa railway station is easily accessible providing regular commuter rail links to London and Birmingham, amongst other destinations, there also being good local road links available out of the town to neighbouring towns and centres and links to the Midland motorway network.

ON THE GROUND FLOOR

ARCHED RECESSED PORCH ENTRANCE
With period entrance door opening into:-

RECEPTION HALLWAY
With staircase off ascending to the first floor, exposed period floorboards, central heating radiator, original ceiling cornicing, door to staircase which descends to the lower ground floor and original stripped doors giving access to:-

THROUGH DRAWING ROOM 4.62m max x 8.46m max into bay (15'2" max x 27'9"
A fabulous room which extends the full depth of the house featuring exposed period floor timbers, impressive fireplace to the front section of the room featuring a cast iron wood burner standing on a slabbed hearth, original ceiling cornicing, two central heating radiators and double French style doors giving external access to the rear garden.

REAR LOBBY
With built-in cupboard housing the Baxi gas fired central heating boiler, together with hot water system and door giving external access to the rear garden.

LOWER GROUND FLOOR LEVEL

HALLWAY
With ceramic tiled floor, central heating radiator, door giving external access to the rear garden and access to :-

CLOAKROOM/WC
With low level WC and corner wash hand basin with tiled splashback.

KITCHEN 4.27m x 3.58m (14'0" x 11'9")
A spacious yet cosy kitchen having through access to the dining room and with the kitchen being fitted with a range of handmade wood units surmounted by granite worktops and with matching central island unit, again having granite worktop over, undermounted Belfast style sink, space and connection for a range style gas cooker with filter hood over, ceramic tiled floor and through access to:-

DINING ROOM 4.57m into bay window x 4.52m (15'0" into bay wind
With ceramic tiled floor extending through from the kitchen and central wooden floor area, central heating radiator and recessed fireplace housing feature cast iron gas stove.

UTILITY ROOM 2.69m x 1.68m (8'10" x 5'6")
With single drainer sink unit, ceramic worktop and ceramic tiled floor, plumbing for washing machine and door giving external access to the front.

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ON THE FIRST FLOOR

LANDING
A split level mezzanine landing with door to staircase which ascends to the second floor, built-in storage cupboard, central heating radiator and doors to:-

BEDROOM ONE (FRONT) 4.57m into bay window x 3.73m max (15'0" into bay
- to rear of fitted wardrobes.
Having wardrobes extending across one side of the room with sliding mirrored doors fronting, two central heating radiators and exposed floorboards.

BEDROOM TWO (REAR) 3.73m x 3.73m (12'3" x 12'3")
- to front of built-in wardrobes.
Having built-in wardrobing and storage over to one side and central heating radiator.

BATHROOM 2.69m x 2.51m (8'10" x 8'3")
Wihth fully tiled walls and floor, complimented by fittings comprising free-standing roll-top bath with centre mounted mixer tap and shower attachment, wash hand basin with stone/ceramic surface and cupboard below, walk-in wet room style shower unit with glazing surrounding and fitted shower unit and chrome towel warmer/radiator.

SEPARATE WC
Which is accessed from the lower landing level with low level WC, circular surface mounted wash hand basin with granite surface, mixer tap and exposed floor boards. Central heating radiator.

ON THE SECOND FLOOR

LANDING
With access to eaves, roof light and doors to:-

BEDROOM THREE (REAR) 3.89m x 2.39m (12'9" x 7'10")
With central heating radiator.

BEDROOM FOUR (REAR) 3.89m x 2.13m + recess (12'9" x 7'0" + recess)
With central heating radiator.

BATHROOM
With white fittings comprising low level WC, pedestal wash hand basin, panelled bath and tiled splash areas.

OUTSIDE

FRONT
At the front of the property there is a light well to the lower ground floor with period railings surrounding at pavement level and matching gate opening to give access to the front entrance door.

REAR GARDEN
A timber decked terrace immediately adjoins the rear of the house, from which timber steps descend to the garden itself which is partly lawned and partly gravelled with a useful covered storage area beneath the timber terrace. Boundaries are walled on two sides.

COACH HOUSE
An original brick built coach house effectively forming a double garage which is open to the garden and having an electrically operated up and over door providing direct vehicular access from Earl Street at the rear. Above the coach house, access via steps is first floor storage space with the potential to be improved and utilised for further storage or possibly as a gym.

DIRECTIONS
Postcode for sat-nav - CV32 4SX.