Portland Place East, Leamington Spa, CV32 5ET

SUMMARY FOUR BEDROOM REGENCY TOWNHOUSE***ACCOMMODATION OVER FOUR FLOORS***LOCATED IN THE HEART OF LEAMINGTON SPA***NO ONWARD CHAIN***THREE RECEPTION ROOMS***MASTER WITH ENSUITE & WALK IN WARDROBE***GENEROUS SOUTH FACING GARDEN***

DESCRIPTION Situated in the heart of Leamington Spa, this charming Grade II Listed four-bedroom townhouse is arranged over four floors and combines period character with spacious and versatile living accommodation. Conveniently located in the heart of Leamington Spa, within walking distance of the town centre, railway station, and a variety of boutique shops, cafés, and restaurants.

The accommodation is generously proportioned throughout and briefly comprises a welcoming entrance hallway, an elegant bay-fronted living room, a separate dining room, and a study/bedroom, providing excellent space for both everyday living and home working.

The lower ground floor features a spacious kitchen/dining room, an additional reception room, utility room, and cloakroom, creating a practical and flexible family living space. To the first floor are two well-proportioned double bedrooms, including the impressive principal bedroom, which benefits from a walk-in wardrobe and en-suite shower room. A family bathroom serves this floor.

Occupying the second floor is a further generous double bedroom with an adjoining dressing area or study space, ideal for a variety of uses.

Outside, the property enjoys a substantial south-facing rear garden, providing an attractive outdoor space for entertaining, relaxation, and family enjoyment. This beautiful period home offers a rare opportunity to acquire a characterful Regency property in one of Leamington Spa's most convenient and desirable locations.

Lower Ground Floor  With doors to the kitchen, additional reception room, cloakroom, utility room and store.

Cloakroom  Fitted with a wash hand basin and a low level W/C.

Reception Room  Featuring door leading to the garden and a feature fireplace.

Kitchen Diner  Fitted with wall and base units with work surfaces over and tiling to the splash back areas, incorporating a sink and drainer unit. There is an integrated, eye-level, double electric oven and five ring gas hob with cooker hood over, whilst providing space for fridge/freezer. Housing the gas boiler and comprising a built-in cupboard, ceiling spotlights, a double glazed window to front elevation and a door to front elevation.

Utility Room  Fitted with wall and base units with work surfaces over and upstand, incorporating a stainless steel sink and drainer unit. Providing space for a washing machine and a tumble dryer, with a door to rear elevation.

Ground Floor

Entrance Hallway  Spacious entrance hallway with stairs rising to the first floor and stairs leading to the lower ground floor. There is a radiator and doors to the lounge, dining room and study.

Lounge  Spacious, light and airy lounge consisting of a feature fire place, a radiator, picture rails and a bay window to front elevation.

Dining Room  Having picture rails, a radiator and a floor to ceiling sash window to rear elevation.

Study/Bedroom  Having a radiator and a sash window to rear elevation.

First Floor Landing  With stairs rising to the second floor, a built-in storage cupboard and doors to bedrooms one and two as well as the family bathroom.

Bedroom One  Double bedroom with ceiling spotlights, a radiator, a sash window to front elevation and a door to;

En-Suite  Three piece suite fitted with a wash hand basin with vanity unit, a double shower and a W/C with concealed cistern. Having partly tiled walls, a heated towel rail and a sash window to front elevation. There is access to a walk-in wardrobe benefitting from fitted rails measuring 8'4 x 3'7.

Bedroom Two  Double bedroom benefitting from fitted wardrobes, solid wood flooring, a radiator and a sash window rear elevation.

Second Floor

Dressing/Study Area  Benefitting from storage into the eaves, a radiator and a door to bedroom three.

Bedroom Three  Double bedroom with a feature fireplace radiator and a dormer window to rear elevation.

Outside

Rear Garden  Private and generous, south facing rear garden being mainly laid to lawn and wall enclosed with a patio/seating area and gated rear access.

Parking  On street available.

Agent's Note  The sale of this property is subject to grant of probate. Please seek an update from the branch with regards to the potential timeframes involved.

Buyer Aml Fee  Please note that the AML fee covers the cost of carrying out the required identity and anti-money laundering checks. Once these checks have been completed, the fee cannot be refunded, even if the property purchase does not go ahead.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2: These particulars do not constitute part or all of an offer or contract. 3: The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4: Potential buyers are advised to recheck the measurements before committing to any expense. 5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances. 6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.