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 is to be found on a characterful section of St Mary's Road between Willes Road and Leam Terrace. This is an exceptional location for access to the town centre with Jephson Gardens, Leamington Spa railway station and all town centre amenities being within easy walking distance. Amongst these facilities are local shops and independent retailers, popular restaurants, bars and artisan coffee shops. Additionally, there are excellent local road links out of the town to neighbouring towns and centres including links to the Midland motorway network, with Leamington Spa railway station providing regular commuter rail links to London and Birmingham amongst other destinations.

ON THE GROUND FLOOR
Imposing arched porch entrance with period entrance door opening into:-

THROUGH RECEPTION HALLWAY
With exposed floorboards and staircase off ascending to the first floor, period features, two central heating radiators and original doors giving access to:-

DRAWING ROOM 6.07m into bay x 4.55m (19'11" into bay x 14'11")
An elegant room with period open fireplace and surround, period cornicing and picture rails and two central heating radiators.

DINING ROOM 4.88m x 4.09m (16'0" x 13'5")
With Adam style fireplace housing period open fire and grate, exposed floorboards and central heating radiator.

SITTING ROOM 4.27m x 4.11m (14'0" x 13'6")
Presently used as a home cinema room and having a feature pine fireplace with period open fire, fitted cupboard storage, period cornicing and picture rails and central heating radiator.

REAR HALLWAY
With Velux double glazed roof light, door to cellar and from which stairs and glazed balustrades descend to:-

OPEN PLAN KITCHEN / FAMILY DINING ROOM 7.47m x 7.06m (24'6" x 23'2")
Providing a fabulous vista to the rear garden via 90° bi-fold doors and with underfloor heating extending throughout the room with the kitchen area being extensively equipped with a comprehensive range of panelled style units incorporating a large centre island unit with inset stainless steel five burner Smeg hob and fitted oven below, exceptional range of storage solutions including drawers, pan drawers and cupboard space, space for dishwasher and fridge freezer, feature electric fire to the dining area, inset ceiling downlighters, electrically operated roof lights and dual aspect windows.

INNER LOBBY
With built-in storage, central heating radiator, stable door giving external access and further doors to:-

UTILITY ROOM 3.99m x 2.08m (13'1" x 6'10")
With stainless steel sink unit, useful additional cupboard and shelved storage, space for appliances, central heating radiator and large built-in cupboard housing the gas fired boiler and pressurised water system.

SHOWER ROOM
Being attractively appointed with partly tiled walls and white fittings comprising inset wash hand basin with integrated storage, low level WC and glazed shower enclosure with fitted shower unit, chrome towel warmer/radiator.

LOWER GROUND FLOOR

CELLARAGE
A highly useful cellar area providing excellent storage and comprising passageway, off which there are two separate chambers.

ON THE FIRST FLOOR

SPLIT-LEVEL MEZZANINE LANDING
With central heating radiator, access trap to the roof space with retractable ladder, further access trap to roof space from lower landing area and original doors radiating to:-

MASTER BEDROOM (FRONT) 6.07m into bay x 4.52m (19'11" into bay x 14'10"
With period fireplace, period cornicing and picture rail, three central heating radiators, an excellent range of fitted wardrobing and 'Secret' double doors opening into:-

EN SUITE SHOWER ROOM
Beautifully appointed with contemporary fittings comprising twin wash hand basins having integrated storage below and illuminated mirrors over, low level WC with concealed cistern, walk-in shower with dual head shower unit and towel warmer/radiator.

BEDROOM TWO (FRONT) 4.88m x 4.11m (16'0" x 13'6")
With period fireplace, central heating radiator, period cornicing and picture rail.

BEDROOM THREE (REAR) 4.29m x 4.11m (14'1" x 13'6")
With period fireplace, central heating radiator, period cornicing and picture rail.

BEDROOM FOUR (REAR) 4.09m x 3.99m (13'5" x 13'1")
With period fireplace, central heating radiator and picture rail.

BEDROOM FIVE (REAR) 2.72m x 2.72m (8'11" x 8'11")
With central heating radiator.

BATHROOM
Which is superbly appointed in line with the en suite, having shaped bath with mixer tap and shower attachment, wall mounted wash hand basin with drawer below, walk-in shower with dual head shower unit and chrome towel warmer/radiator.

SEPARATE WC
With low level WC having concealed cistern, integrated wash hand basin and central heating radiator.

OUTSIDE

FRONT
The property is set behind a paved foregarden with classically styled railings forming the boundary and matching gate opening onto a blue brick pavioured pathway to the front entrance.

REAR GARDEN
A beautifully re-designed rear garden with large grey pavioured terrace extending across the rear and to the side, beyond which raised beds provide separation to a lawned garden with raised planted beds extending to either side.

GARDEN STUDIO 4.67m x 3.10m (15'4" x 10'2")
Forming an ideal hideaway or office space with electric light and power, double glazed windows and French doors, inset ceiling lighting and air conditioning/heating unit.

DETACHED BRICK BUILT GARAGE
A superb modern garage having electric light and power, roof space that allows access for a high vehicle and electrically operated high quality timber doors accessed from Beaconsfield Street. The garage also features a rear window and door to the garden.

DIRECTIONS
Postcode for sat-nav - CV31 1DB.