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
Westlea Road lies off Tachbrook Road just a short distance south of central Leamington Spa and being within easy walking distance of Old Town Leamington along with all facilities in the town centre including shops and independent retailers, artisan coffee shops, bars restaurants and parks. Leamington Spa railway station is also within walking distance providing regular commuter rail links to London and Birmingham amongst a number of other destinations, there also being good local road links available to routes out of the town including links to neighbouring towns and the Midland motorway network.

GROUND FLOOR

Entrance Hallway 1.35m x 0.90m (4'5" x 2'11")
A welcoming entrance vestibule with stairs rising to the first floor, wood effect laminate flooring which runs through the whole ground floor and door leading into:-

Living / Dining Room 6.69m x 4.28m (21'11" x 14'0")
A great sized L-shaped reception room with large double glazed bay window to the front and double glazed window to the side. Wood effect laminate flooring in a light grey runs through into the kitchen. There are two focal fireplaces with colourful insert tiling, a large storage cupboard and further cupboard beneath stairs housing the new RDC electric fuse box. There is ample room for both dining with built in bench seating and living.

Breakfast Kitchen 3.59m x 2.37m (11'9" x 7'9")
This beautifully presented kitchen is recently fitted with a tasteful array of 'Fir' green wall and base units and solid timber work tops with inset ceramic butler sink. The splash back areas have been tiled in a fashionable metro style and the flooring continues from the living space with the light grey wood effect laminate. Integrated appliances include an extractor hood, a slimline dishwasher and a washing machine. There are also spaces for the oven and fridge/freezer. There is a large double glazed window and door to the garden.

FIRST FLOOR

Landing 1.72m x 174m (5'7" x 570'10")
With loft access point, double glazed window to the side and doors leading into:-

Bedroom One 4.26m x 3.01m (13'11" x 9'10")
A large double bedroom located to the front, neutrally decorated and spacious with large double glazed window.

Bedroom Two 2.45m x 3.52m (8'0" x 11'6")
A further double bedroom with fitted cupboard housing the combination boiler, once again neutrally decorated and presented beautifully.

Bathroom 1.73m x 1.65m (5'8" x 5'4")
This recently fitted bathroom is finished to a lovely boutique style with large corner shower, low level flush WC and wash hand basin. The walls have been tiled and the flooring laid with hard wearing grey vinyl.

Garden
To the front there is a driveway allowing parking for one vehicle and also offers side access to the rear garden. The garden itself is a great size with concrete paved area, timber shed and pathway leading to a lawned section. The borders are stocked with mature shrubs and plants. There is a also a further plot which at current is a designated allotment with further potting shed.

Directions
Please use CV31 3JF for sat-nav.