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
St Mary's Crescent is a no-through road, lying off St Mary's Road less than one mile south of central Leamington Spa. The location is well placed for access to all town centre amenities including Leamington's wide array of shops, independent retailers, bars, restaurants and parks. Leamington Spa railway station, which is also within walking distance, provides regular commuter rail links to numerous destinations, there also being good local road links available to neighbouring towns and centres and the Midland motorway network.

ON THE GROUND FLOOR
Arched recessed porch entrance with entrance door opening into:-

THROUGH RECEPTION HALLWAY
With staircase off ascending to the first floor. Access to pantry from the lower level. Door giving access to steps which descend to the cellar and original period doors opening into:-

LIVING ROOM 3.96m x 5.11m into bay window (13'17" x 16'09" int
With original cornicing and picture rail, central heating radiator and granite fireplace housing an inset log effect gas fire with matching hearth.

DINING ROOM 4.57m x 3.35m (15'26" x 11'85")
With fireplace and gas fire to replicate that in the living room, picture window overlooking the rear garden, central heating radiator and original cornicing and picture rail.

BREAKFAST ROOM 3.66m x 3.05m (12'59" x 10'43")
With door to airing cupboard which houses the hot water cylinder, central heating radiator, double glazed window and double glazed door giving external access to the rear garden.

KITCHEN 2.74m x 2.79m max (9'22" x 9'02" max)
Fitted with a range of base cupboards, drawers and coordinating wall cabinets comprising inset single drainer stainless steel sink unit, roll edged worktops, double glazed window, Vaillant gas fired boiler and door to:-

INNER LOBBY
With plumbing for washing machine and further door to:-

BATHROOM
With white fittings comprising close coupled WC. pedestal wash hand basin, cast iron bath and shower tray with Triton electric shower unit over.

CELLARAGE
Accessed from the lower hallway is a substantial cellar area comprising passageway and two adjoining chambers, one of which house the gas meter, electric meter and consumer unit.

ON THE FIRST FLOOR
With mezzanine lower level, off which access is gained to the third bedroom, staircase off ascending to the second floor and doors giving access to:-

BEDROOM ONE 5.49m x 3.96m (18'29" x 13'72")
With original fireplace, bay window to front elevation, central heating radiator and original ceiling cornicing.

BEDROOM TWO 4.57m x 3.35m (15'25" x 11'91")
With original fireplace, central heating radiator and double glazed window to rear.

BEDROOM THREE 3.66m x 3.05m (12'67" x 10'52")
Which is accessed from the lower mezzanine, having dual aspect windows, one of which is double glazed, and central heating radiator.

CLOAKROOM/WC
With close coupled WC, wall mounted wash hand basin and double glazed window.

ON THE SECOND FLOOR

LANDING
Which is again split on two mezzanine levels with access from the lower level to:-

BEDROOM FOUR 3.05m x 3.05m (10'52" x 10'41")
With double glazed window and central heating radiator.

STORE ROOM 2.13m x 1.52m (7'24" x 5'77")
Which has, in the past, been a bathroom and which could potentially be re-instated as such.

BEDROOM FIVE 5.49m max x 3.35m max (18'27" max x 11'98" max)
- forming an 'L' shape.
Being accessed from the upper mezzanine and having double glazed window, central heating radiator and access to built-in wardrobe/storage cupboard.

OUTSIDE

FRONT
The property is set behind a foregarden with walled boundary, pathway and steps ascending to the front entrance door and additional foot access via a gate to the opposite side of the house giving access to the rear garden.

REAR
A walled rear garden featuring a lawned area with borders and bed to one side set with various plants, shrubs and a mature pear tree.

DIRECTIONS
Postcode for sat-nav - CV31 1JL.