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
The property lies around one mile north of central Leamington Spa, thereby being within easy reach of Leamington Spa's wide range of town centre facilities and amenities including shops and independent retailers, parks, bars, restaurants and artisan coffee shops. Additionally, there are excellent local road links available including those to neighbouring towns and centres, along with links to the Midland motorway network, notably the M40, with Leamington Spa railway station providing regular commuter rail links to numerous destinations including London and Birmingham.

ON THE GROUND FLOOR

ENCLOSED PORCH ENTRANCE
With inner entrance door opening into:-

RECEPTION HALLWAY
With staircase off ascending to the first floor, central heating radiator, access to understairs storage and doors to:-

CLOAKROOM/WC
Having partly ceramic tiled walls and two piece suite comprising low level WC and pedestal wash hand basin.

LOUNGE 5.16m x 3.63m (16'11" x 11'11")
With Adam style fireplace housing inset coal effect living flame gas fire, central heating radiator and double doors giving access to the conservatory.

DINING ROOM 3.63m x 3.53m (11'11" x 11'7" )
into bay window.
Having central heating radiator.

FAMILY ROOM 4.88m x 2.82m (16'0" x 9'3")
With wood flooring, central heating radiator, personnel door to garage and window overlooking the rear garden.

KITCHEN 3.61m x 3.00m (11'10" x 9'10")
Being equipped with a range of fitted panelled style units comprising coordinating base cupboards, drawers, wall cabinets and larder style cupboards, inset five burner gas hob with filter hood over, integrated electric oven together with integrated dishwasher, wood effect worktops with tiled splashbacks, cupboard concealing the Potterton gas fired boiler and arched through access to:-

BREAKFAST ROOM/UTILITY 4.88m x 2.74m (16'0" x 9'0")
With Belfast style undermounted sink unit, wood worktops with space below for washing machine and tumble dryer, ceramic tiled flooring extending through from the kitchen, central heating radiator and door to:-

CONSERVATORY 6.48m max x 4.55m (21'3" max x 14'11")
With ceramic tiled flooring throughout, double glazed windows surrounding, central heating radiator and double doors giving external access to the rear garden.

ON THE FIRST FLOOR

LANDING
With window to front elevation, access trap to roof space and doors radiating to:-

MASTER BEDROOM (FRONT) 5.16m x 3.63m (16'11" x 11'11")
With a range of fitted wardrobing and overhead storage, windows to front and rear elevations, central heating radiator and door to:-

STUDY/DRESSING ROOM 2.67m x 2.41m (8'9" x 7'11")
An ideal anteroom to the master bedroom having window to side elevation and central heating radiator.

EN SUITE SHOWER ROOM
With modern fittings comprising low level WC, pedestal wash hand basin, walk-in shower enclosure with glazed screen surrounding and fitted shower unit, window to side elevation and central heating radiator.

BEDROOM TWO (FRONT) 3.66m x 3.68m max (12'0" x 12'1" max)
into bay window.
With central heating radiator.

BEDROOM THREE (REAR) 3.38m x 3.05m (11'1" x 10'0")
With built-in airing cupboard housing the hot water cylinder and central heating radiator.

BATHROOM
With fully ceramic tiled walls and three piece white suite comprising low level WC, panelled bath with shower unit over and folding glazed shower screen, pedestal wash hand basin, obscure glazed window and chrome towel warmer.

OUTSIDE

FRONT
The foregarden is largely gravelled providing ample parking space for a good number of vehicles as well as direct access to the integral garage. The foregarden is fringed to the front by a raised heather garden set with colourful array of heathers, bulbs and shrubs.

GARAGE
With up and over door fronting, electric light and power and rear door intercommunicating with the family room.

REAR GARDEN
A generously proportioned mature rear garden with part walled and part fenced boundaries and being attractively laid to lawn with a large block paved terrace extending across the rear of the house. Beyond this, the lawn is fringed by stocked beds and borders, there also being a pond to the far end and a number of mature trees. The rear garden can also be entered over a gated side foot access.

DIRECTIONS
Postcode for sat-nav - CV32 6LJ.