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
Wathen Road lies a little under one mile north of central Leamington Spa being within walking distance of town centre amenities including Leamington's wide array of parks, shops and independent retailers, bars, restaurants and artisan coffee shops. There are good local road links available to neighbouring towns and centres along with links to the Midland motorway network with Leamington Spa railway station providing regular rail links to numerous destinations, notably London and Birmingham.

ON THE GROUND FLOOR
UPVC entrance door opening into:-

RECEPTION HALLWAY
With staircase off ascending to the first floor, central heating radiator, door to understairs storage cupboard housing the electric consumer unit and door to:-

LOUNGE 3.66m max x 4.85m (12'0 max x 15'11" )
- into double glazed bay window.
With two central heating radiators and inset ceiling downlighters.

LIVING/DINING ROOM 5.89m x 3.18m (19'4" x 10'5")
With central heating radiator, inset downlighters, double glazed roof light, UPVC double glazed sliding patio doors giving access to the rear garden and open plan access to:-

KITCHEN 4.22m x 2.77m (13'10" x 9'1")
Being equipped with a range of white units comprising coordinating base cupboards, drawer and wall cabinets, together with full height larder style cupboard, inset single drainer stainless steel sink unit with mixer tap, inset four burner gas hob with electric oven below and stainless steel filter hood over, space and connections for washing machine and dishwasher, cupboard housing the Vaillant gas fired boiler, inset ceiling downlighters, ceramic tiled floor, UPVC double glazed window to side elevation and UPVC double glazed door giving external access to the side/front of the property.

BEDROOM FOUR 3.84m x 2.97m (12'7" x 9'9")
Which could alternatively be used as a home office, having central heating radiator, double glazed French style doors giving access to the rear garden and door to:-

EN SUITE CLOAKROOM
With ceramic tiled walls, low level WC, wash hand basin with integrated storage below, cupboard housing the hot water system and obscure UPVC double glazed window.

ON THE FIRST FLOOR

LANDING
With access trap to the roof space, UPVC double glazed window to side elevation and doors to:-

BEDROOM ONE (REAR) 4.09m x 2.95m (13'5" x 9'8")
With dual aspect UPVC double glazed windows, central heating radiator and door to:-

EN SUITE SHOWER ROOM
With fully ceramic tiled walls and contemporary white fittings comprising low level WC, wash hand basin with integrated storage below, walk-in shower enclosure with folding glazed door giving access and fitted shower unit, inset ceiling downlighters, chrome towel warmer and obscure UPVC double glazed window.

BEDROOM TWO (MIDDLE) 4.09m x 3.33m (13'5" x 10'11")
With UPVC double glazed window and central heating radiator.

BEDROOM THREE (FRONT) 3.66m x 3.68m (12'0" x 12'1" )
- into double glazed bay window.
With central heating radiator.

BATHROOM
With fully ceramic tiled walls and three piece white suite comprising low level WC, wash hand basin with integrated storage below, shaped bath with shower unit over and glazed shower screen. Obscure UPVC double glazed window and chrome towel warmer/radiator.

SHOWER ROOM
With fully ceramic tiled walls and white fittings comprising low level WC, wash hand basin with integrated storage below, large walk-in double shower enclosure with glazed doors giving access and fitted shower unit, chrome towel warmer/radiator, obscure UPVC double glazed window and inset ceiling downlighters.

OUTSIDE

FRONT
The foregarden is fully laid to hardstanding providing off road parking space for approximately four vehicles, as well as giving access to the front entrance door and to the back garden through a side gate.

REAR GARDEN
A particularly generous rear garden which splays out widely to the far boundary and features a patio area at lower level, beyond which is a lawn with timber garden shed to one side. At the far end of the garden are raised sleeper-edged beds set with an attractive variety of shrubs and bushes and with steps ascending to an elevated timber decked terrace, placed to maximise the evening sunshine. The rear garden can also be entered over a gated side foot access.

DIRECTIONS
Postcode for sat-nav - CV32 5UY.