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
Campriano Drive is in a pleasant and established residential location forming part of the successful Emscote Lawns development which is conveniently sited for access to both Leamington Spa and Warwick, with Warwick being an easy walk and just one mile away. There is a good range of local facilities and amenities including shops, schools, and recreational facilities, including St Nicholas Park a short walk away. The development also has a delightful central green area, which is for the exclusive use of the residents only to enjoy.

APPROACH
Through a double glazed entrance door into:

RECEPTION HALL
With a gas central heating radiator, stairs rising to the first floor and access to adjacent rooms.

CLOAKROOM 2.00m x 1.60m (6'6" x 5'2")
With low level WC, wash hand basin, heated towel rail, part tiled walls and an understairs storage area and space for a tumble dryer.

LARGE REAR LOUNGE / DINING ROOM 5.37m x 4.13m (17'7" x 13'6")
With two gas central heating radiators, space for furniture, double glazed Velux roof light and double glazed French doors with matching side windows opening onto the rear garden and patio.

KITCHEN 3.09m x 2.96m (10'1" x 9'8")
With modern roll edge work surfacing, stainless steel sink and a four ring gas hob / oven unit. There are a range of base units incorporating a built-in fridge freezer, space for a washing machine, integrated dishwasher, eye level wall cupboards with tiled splashback. Also having a gas central heating radiator and double glazed windows to the front elevation.

FIRST FLOOR LANDING
Having doors leading to two bedrooms, the family bathroom and stairs leading to the second floor.

BEDROOM TWO 4.11m x 2.73m (13'5" x 8'11")
With two double glazed windows to the front, gas central heating radiator and space for bedroom furniture.

BEDROOM THREE 3.09m x 2.93m (10'1" x 9'7")
With a double glazed window to the rear elevation, gas central heating radiator and space for bedroom furniture.

FAMILY BATHROOM 1.99m x 1.65m (6'6" x 5'4")
Has a white suite with wash hand basin, low level WC, bath with shower above, frosted double glazed window, tiled flooring, extractor fan, shaver point and a gas central heating radiator.

MASTER BEDROOM 7.34m x 4.12m (24'0" x 13'6")
A great sized master bedroom which has fitted wardrobes, space for bedroom furniture, two gas central heating radiators, double glazed windows to the rear elevation and a double glazed roof light. There is access to the roof and a door that opens to an airing cupboard. There is also a dressing area/office on this floor.

EN-SUITE 2.64m x 2.04m (8'7" x 6'8")
Recently refurbished with a tiled shower cubicle, low level WC, wash hand basin and double glazed window. Also having tiled flooring, heated towel rail and a shaver point.

OUTSIDE

FRONT
There is a foregarden and path leading to the front door.

REAR GARDEN
There is a patio and decking area for families to enjoy, outside lighting, the garden also enjoys a good degree of privacy and a gate that leads out to the rear elevation.

GARAGE 5.59m x 2.67m (18'4" x 8'9")
Having an up and over door. This is great for storage.

PARKING
Off-road parking outside the garage for one vehicle.

TENURE
This property is freehold. The garage is leasehold and there is a £1 per annum ground rent which is usually paid in November.

DIRECTIONS
Postcode for sat-nav - CV34 4NZ.