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Kenilworth Road, Leamington Spa

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THE PROPERTY This unique coach house conversion from an original coach house to the rear of a large regency house ( now the Albemarle Rest Home) fronting Kenilworth Road. Approached over a side private driveway to a quiet and secluded location at rear with a south-westerly facing garden, parking, garage and character accommodation. The property offers scope to personalise however, has been recently redecorated throughout and fitted with new carpets, also required is the fitting of new sanitary ware to the two bathrooms. The gas fired boiler and consumer unit have both been recently replaced. The property offers considerable scope to create a unique and contemporary home in a superb location.

APPROACH Long drive approach from side and along the side garden to the Albemarle Rest Home to double wrought iron gates into the block paved forecourt and parking area with access leading to stable door entrance with central bulls eye pane, external lantern.

RECEPTION VESTIBULE 7' 1" x 4' 8" (2.16m x 1.42m) Side window, cottage stable door leading into

Living Room 19' 6" x 15' 9" (5.94m x 4.8m) An impressive room with painted exposed beam ceilings, brick fireplace and York stone hearth and timber mantel, feature original recess grooms ladder leading to 1st floor access trap, staircase rising to 1st floor with banister rails, feature windows to front and side, radiator, feature archway to

SNUG 14' 11" x 10' 6" (4.55m x 3.2m) Coving ceiling, window to front, radiator, four wall lights and centre light.

KITCHEN 12' 8" x 9' 1" (3.86m x 2.77m) Dated fittings with base and wall units, fitted drawers, rounded edge work surfaces, ceramic tile floors, ceramic tile splashbacks, 1 1/2 bowl sink and drainer stainless steel sink unit, four ring ceramic hob with illuminated cooker filter above, double electric fan oven and grill within oven housing unit, integrated refrigerator with further storage cupboard surrounding, fitted dishwasher, window overlooking the front, radiator, high-level divider unit and door to

UNDERSTAIRS STORE 9' 5" x 2' 7" (2.87m x 0.79m) Being the under stairs storage cupboard//pantry with fitted light, power and fitted shelving.

UTILITY ROOM 7' 6" x 6' (2.29m x 1.83m) Ceramic tile flooring, space and plumbing for appliances, corner cupboards ,door to study and further door to

CLOAKROOM WC 6' 0" x 2' 8" (1.83m x 0.81m) Ceramic tiled flooring, low-level WC, wash hand basin, extractor fan.

BOOT ROOM/STUDY 9' 4" x 8' 2" (2.84m x 2.49m) Window overlooking the front elevation, fitted desk unit with storage cupboards beneath, further storage cupboards with glazed display cabinets, concealed units with replacement fuse box and meter within. Wall mounted Worcester Bosch combination condensing gas-fired central heating boiler, radiator, and door to the integral garage.

FIRST FLOOR LANDING 9' 2" x 6' 2" (2.79m x 1.88m) Velux double glazed roof light, cast-iron feature handrail and banister, and step up to

MASTER BEDROOM SUITE 19' 8" x 15' 10" (5.99m x 4.83m) A large master bedroom with pitched ceiling to full height, two double door built in wardrobe cupboards, windows to front and side, exposed beams and central division beam, radiator, two wall lights, centre light and door to

EN SUITE BATHROOM 9' 5" x 4' 7" (2.87m x 1.4m) In need of sanitary ware fitments.

DOUBLE BEDROOM TWO 15' 10" x 9' 0" (4.83m x 2.74m) Window to front, radiator, pitched ceiling with access track to roof space (it is considered that an additional en suite facility could be added to this room)

BEDROOM THREE 9' 3" x 9' 2" (2.82m x 2.79m) Window to front, radiator.

BEDROOM FOUR 8' 8" x 7' 7" (2.64m x 2.31m) Window to front, radiator.

FAMILY BATHROOM 7' 7" x 4' 8" (2.31m x 1.42m) In need of new sanitary ware fitments.

OUTSIDE The block paved forecourt with parking for 2 to 3 cars leads directly to the

INTEGRAL GARAGE 16' 9" x 9' 6" (5.11m x 2.9m) Narrowing to 7' 5" with connecting door to boot room/study, double timber front doors, power and light connected.

THE GARDENS The garden is all to the front of the property with NO garden at the rear with a south-westerly aspect being particularly quiet and secluded with paved patio, blue brick paths, shaped lawn with mature pine tree (with TPO), fully enclosed by retaining walls and fences with planted flower borders.

BRICK BUILT STORE 11' 0" x 7' 4" (3.35m x 2.24m) Built of brick with a pitched slate tiled roof,glazed window and door. This could convert to a great home office.

SIDE STORE AREA 11' 6" x 5' (3.51m x 1.52m) To the side of the property and surrounded by walls is side store area.

ACCESS Stable Hollow is accessed over a private side driveway to the side of the Albemarle Rest Home which fronts onto Kenilworth Road and with the driveway being in their ownership however,with permanent rights-of-way and shared maintenance liability.

FIXTURES AND FITTINGS All fixtures and fittings as mentioned in our sales particulars are included; all others are expressly excluded.