Rugby Road, Leamington Spa, Warwickshire, CV32 6DJ

Behind its handsome Victorian façade, Rugby Road is an exceptional family home where beautifully preserved period architecture has been sensitively combined with generous, contemporary living space.

The entrance hall immediately establishes the character of the house, with restored pine floorboards and the original staircase connecting the four floors. To the front, the elegant drawing room is framed by a broad bay window, high ceilings, ornate cornicing and a period fireplace. Behind is a second reception room, currently arranged as a family room, with a log burner, bespoke cabinetry and stained glass.

The rear of the house has been transformed by a superb open-plan kitchen and dining extension. Shaker cabinetry, extensive work surfaces and a central peninsula lead into a striking glazed dining area, where an expanse of glass and bi-folding doors creates a wonderful connection with the south-facing garden. Plumbed underfloor heating extends throughout the kitchen, adding to the comfort and practicality of this impressive family space.

Below, the lower-ground floor provides an unusually generous and adaptable extension of the living accommodation, currently arranged to provide a gym, office/recreation space, utility and wine storage, with direct access to the garden. Underfloor heating extends throughout this level, making it an especially useful and versatile part of the house.

Across the upper floors are four generous double bedrooms. The principal bedroom is particularly impressive, spanning the width of the house with a bay window, original fireplace, stripped timber flooring and extensive custom-built cabinetry providing an exceptional amount of fitted storage. Two beautifully appointed bathrooms serve the bedrooms and have been comprehensively renovated by the current owners, both benefiting from underfloor heating. The superb first-floor bathroom is finished with a marble floor and features a freestanding roll-top bath alongside a wet-room-style shower. The property's WCs have similarly been completely refurbished.

A further staircase provides access to the substantial attic, an excellent additional feature which is fully panelled and provides a considerable amount of readily accessible storage beyond the accommodation across the main floors.

Completing the property is a secluded south-facing walled garden, with an extensive entertaining terrace and highly useful rear access onto Arely Mews. Importantly, this provides practical vehicular access to the rear of the property as well as convenient pedestrian and cycle access – a particularly useful feature for family life. A separately titled garage is also situated nearby.

The current owners have undertaken a thoughtful programme of improvement, including the comprehensive renovation of the bathrooms and WCs, installation of underfloor heating, new flooring, extensive redecoration and the sympathetic enhancement of the property's original features. The result is a particularly successful combination of Victorian scale and architectural character with the space, comfort and functionality expected of a modern family home.

Material Information: Council Tax: Band F Local Authority: Warwick District Council Broadband: Ultrafast Broadband Available (Checked on Ofcom Sept 26) Mobile Coverage: Variable Coverage (Checked on Ofcom Sept 26) Heating: Gas Central Heating Listed: No Tenure: Freehold

**Agents Notes: Rugby Road sits within the Leamington Spa Conservation Area.**

Location: Located in the desirable Milverton district of North Leamington Spa, Rugby Road enjoys a prime position just under a mile from the town centre (0.8 miles), with its renowned Regency architecture, boutique shopping, cafés, and cultural venues.

The property is ideally placed for access to a wide range of highly regarded schools, both state and independent. Local options within walking distance include Milverton Primary School (0.5 miles), Brookhurst Primary (0.7 miles), and Trinity Catholic School (0.3 miles). Excellent independent choices are also close by, including Arnold Lodge School (0.8 miles), The Kingsley School (0.7 miles), and Warwick School (2.2 miles).

For those with an active lifestyle, the area is well served by popular local sports clubs, including Leamington Lawn Tennis & Squash Club (200m) and Warwick Boat Club (2.2 miles), both of which offer excellent facilities in picturesque settings.

Leamington Spa’s central location within the West Midlands makes it exceptionally well connected. Leamington Spa railway station (1.1 miles) provides direct services to London Marylebone (approximately 1 hour 20 minutes) and Birmingham (33 minutes). The M40 motorway is easily accessible via several nearby junctions, and Birmingham International Airport is approximately a 40-minute drive, offering an extensive range of domestic and international flights.