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"This beautifully appointed and conveniently located modern two double bedroom property is located within easy reach of both Leamington and Warwick town centres, the fantastic local schooling, amenities and commuter links. Having interior accommodation briefly comprising welcoming entrance hall with guest WC, open plan kitchen living dining room, two first floor double bedrooms, one of which benefits from a luxury en suite, and a further family bathroom. Outside, the property boasts lawned gardens to both front and rear elevations and tarmac driveway enabling off road parking for 2 vehicles. Internal viewing is highly recommended to appreciate the size, quality and position that this fantastic property has to offer.

Approach accessed from Royal Boulevard via the tarmac driveway leading up to a paved footpath, which in turn leads to a composite and double glazed front door. This opens in to

Entrance Hallway The entrance hall has stairs rising to the first floor landing and gives way to the kitchen living dining room, and guest WC.

Guest Wc comprises a contemporary style Vitra white suite with low level WC and dual flush, pedestal wash hand basin with ceramic tiling to splashback and chrome monobloc tap. Having an obscured double glazed window to the front elevation.

Open Plan Kitchen Living Dining Room This beautifully appointed and contemporary style kitchen living dining space comprises a modern white gloss kitchen with a range of wall and base mounted units and contrasting Corian work surfaces over, with integrated appliances including fan assisted electric oven, four ring gas hob and brushed stainless steel overhead extractor fan, integrated washer dryer, full size dishwasher and enclosed upright fridge freezer. Further to this, there is a one and one half bowl stainless steel sink and drainer unit with chrome monobloc tap, front facing double glazed window and the kitchen also plays host to the Worcester Bosch combination central heating boiler. In addition, there is ample room provided for both living and dining room furniture, with large double glazed windows and French doors giving views and direct access over the paved rear dining terrace and westerly facing lawned garden beyond. Completing the picture we have a useful and large understairs storage cupboard.

First Floor Landing has stairs rising from entrance hall and gives way to both bedrooms, family bathroom and benefits from a side facing double glazed window and also features loft access hatch leading to loft storage area.

Bedroom One This beautifully presented double room has a rear facing double glazed window overlooking the westerly facing lawned rear garden and benefits from a range of integrated and mirror fronted sliding door built in storage wardrobes. Further to this, there is an internal door opening into the stunning en suite shower room.

En Suite Shower Room comprising a three piece Vitra suite made up of a low level WC with dual flush, pedestal wash hand basin with chrome monobloc tap and enclosed shower cubicle with folding glass screen and dual headed mains fed shower. Having ceramic tiling to all splashback areas and centrally heated ladder style towel rail.

Bedroom Two The second bedroom, again is a double capable room, this time also benefiting from a range of integrated bedroom furniture comprising full length double fronted storage wardrobe with large storage shelf and additional half height double depth storage wardrobe. The picture is completed with large double glazed window to the front elevation giving views over the lawned foregarden and neighbouring park.

Family Bathroom The family bathroom comprises a three piece Vitra suite with low level WC having dual flush, pedestal wash hand basin with chrome monobloc tap and panelled bath with chrome mixer tap and shower head featuring a fixed glass screen and having high grade vinyl flooring and ceramic tiling to all splashback areas, with centrally heated ladder style towel rail.

Outside To Front is a well maintained and lawned foregarden, whilst sitting alongside this is a tarmac driveway enabling off road parking for 2 vehicles. This in turn leads up to gated access opening in to the westerly facing lawned rear garden.

Rear Garden This beautifully proportioned and well kept fence enclosed rear garden benefits from a large paved dining terrace accessible directly from the open plan kitchen living dining room and having gated access directly from the tarmac driveway. With well stocked plant and shrub borders and benefiting from a useful timber storage shed.

General Information

TENURE The property is understood to be freehold. This should be checked by your solicitor before exchange of contracts.

SERVICES We have been advised by the vendor that mains gas, electric, water and drainage are connected to the property. However this should be checked by your solicitor before exchange of contracts.

RIGHTS OF WAY The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not.

COUNCIL TAX Council Tax is levied by the Local Authority and is understood to lie in Band C.

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING B. A full copy of the EPC is available at the office if required.

VIEWING By Prior Appointment with the selling agent.

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