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
Birdingbury is an attractive and characterful village situated approximately eight miles equi-distant from the centres of Leamington Spa and Rugby. Having origins that date back to the Doomsday Book, facilities within the village include a village club, The Birdingbury Club, and village church, St Leonard's. Despite its position nestling within Warwickshire countryside, the village is well located for access to neighbouring centres including rail travel from Rugby and Leamington Spa, together with links to the Midland motorway network.

ON THE GROUND FLOOR

RECESSED PORCH ENTRANCE
With double doors opening into:-

MAGNIFICENT RECEPTION HALLWAY
Featuring staircase off to a gallery style landing, complemented by inset ceiling downlighters, oak effect Karndean flooring throughout and forming a stunning entrance to the property from which stylish doors radiate to:-

LOUNGE 7.34m x 5.51m max
With triple aspect double glazed windows complemented by a deep rear bay off which French doors open into the rear garden with views extending beyond, imposing feature fireplace housing an open log effect gas fire and providing an impressive focal point to the room.

TELEVISION ROOM 3.57m x 3.24m
Which could alternatively form a fifth bedroom and having an outlook to the front of the property.

STUDY 3.15m x 3.02m
A generously proportioned workspace, quietly positioned to the rear of the house with double French doors opening into the rear garden with views extending beyond.

SITTING ROOM 5.43m x 4.11m
Providing an ideal family social space to the rear of the house and interconnecting with the kitchen featuring Karndean flooring and a stunning outlook via French style doors extending beyond the rear garden to panoramic country views beyond.

DINING ROOM 4.01m x 3.63m
A comfortable and intimate dining space featuring Karndean flooring and an outlook to the front of the property.

KITCHEN 6.25m x 3.54m
A beautifully appointed and recently re-fitted kitchen with a stunning open plan aspect to the sitting room and being comprehensively equipped with quartz worktops having coordinating upstands, integrated drainer and undermounted sink unit complemented by an extensive array of cupboards, drawers and storage solutions in a wood grain finish with copper door furniture and integrating a range of appliances comprising centre island mounted gas hob, twin ovens by Neff, integrated larder style fridge and freezer and integrated dishwasher, the room being further enhanced by twin Velux double glazed roo flights and an outlook to the rear of the house.

UTILITY ROOM 3.57m x 1.89m
Equipped with granite effect worktops and a range of gloss finished storage cupboards, drawers and cabinets, together with wall mounted Vaillant gas fired boiler.

BEDROOM FOUR 4.74m x 3.50m
With dual aspect windows, Karndean flooring and door to:-

MAGNIFICENT EN SUITE BATHROOM 3.38m x 3.21m
Being beautifully appointed with free-standing roll top contemporary bath, low level WC, stylish shaped wash hand basin and stand alone shower enclosure.

ON THE FIRST FLOOR

GALLERY STYLE LANDING
With a multitude of inset ceiling downlighters and from which doors radiate to:-

MASTER BEDROOM 5.35m x 5.13m
With wood flooring complementing an extensive range of fitted furniture and bedroom storage solutions including wardrobing and drawer space, windows to front and rear and door to:-

EN SUITE BATHROOM
Again being magnificently appointed with stylish white furniture comprising low level WC, stand alone contemporary roll top bath, twin wash hand basin and shower enclosure.

BEDROOM TWO 5.07m max x 3.94m
- plus entrance area.
The feature of the room being a balustraded Juliet balcony to the rear affording panoramic views to countryside beyond the rear garden. Fitted storage and desk space.

EN SUITE BATHROOM.
Incorporating modern three piece white fittings.

BEDROOM THREE 4.45m x 4.00m
With fitted storage and desk space, view to the front of the property and door to:-

EN SUITE BATHROOM..
With contemporary three piece white suite.

OUTSIDE

FRONT
A large in/out style pebbled driveway provides an impressive frontage to the property along with ample parking. Double gates provide access to additional parking, together with access to:-

DETACHED DOUBLE GARAGE 6.1 x 5.2
Being oak framed and providing ample space for two cars or alternatively storage and leisure space, having light and power.

REAR GARDEN
An exceptional rear garden with large paved terrace, beyond which the generous expanse of lawn takes full advantage of the far-reaching panoramic views that extend both to the side and rear over neighbouring fields and countryside. A superbly positioned illuminated terrace also takes full advantage of the views and forming a peaceful haven on summer days.

GENERAL INFORMATION

TENURE
Freehold.

SERVICES
We understand that all mains services 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.

FIXTURES AND FITTINGS
Specifically excluded unless mentioned in these sales particulars.

COUNCIL TAX
Band F - Rugby Borough Council.

REF
CST/DMB/1226/2

DIRECTIONS
Postcode for sat-nav - CV23 8EH.