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"A well-proportioned 1950's semi-detached family home, situated within a popular school catchment area on a leafy tree lined street, with a slight extension to the rear. The property is entered via a porch into the entrance hall, where light falls down from the landing. From here there is access to a downstairs W.C., to the sitting room and to the much coveted kitchen dining space at the rear, with French doors leading out to the rear garden. The first floor houses 3 well-proportioned bedrooms, the master with fitted wardrobes and a family bathroom that has been refitted to a high specification. Outside the property there is a tiered south-easterly facing rear garden, whilst there is block paved off street parking and a shared driveway leading to the garage within the rear garden.

LOCATION Braemar Road is a tree-lined avenue in a particularly popular suburban location and within favoured school catchment areas. The property is conveniently positioned half a mile from the local shops on Kelvin Road, to a local supermarket, further shops and a post office at Crown Way. The town centre of Leamington Spa is two miles away which offers a wide range of cafes, restaurants and retail outlets. Leamington Spa railway station with its direct commuter links to London, Birmingham and a wide range of centres is approximately 3? miles away, whilst the A46 which sits at the heart of the Midland motorway network is approximately 3 miles away. ON THE GROUND FLOOR ENTRANCE PORCH Entered via a panelled door with inset partially obscured double glazed panels to the front aspect, ceiling light point and a further panelled door with inset partially obscured glazed panels leads to the:- ENTRANCE HALL Having panelled doors with inset glazed panels radiating to the sitting room and to the kitchen diner. There is a sliding door leading to the downstairs WC and stairs rising to the first floor, where two partially obscured double glazed windows allow light to fall down to this space. There is a ceiling light point, wooden balustrade to the stairs, a panelled radiator plumbed to the gas central heating system and a laminate floor continues into the kitchen dining space. SITTING ROOM 13'4' x 10'11' (4.06m x 3.33m) Having a double glazed window to the front aspect and double panelled doors with inset glazed panels leading to the kitchen diner. The focal point of the room is a feature fireplace with marble hearth, wooden surround and inset gas living flame fire. There is a ceiling light point and a panelled radiator plumbed to the gas central heating system. KITCHEN DINING SPACE 10'6' x 9'11 + 11'2' x 8'8' (3.20m x 3.02m +3.40m There are double glazed French doors leading out to the patio space within the south-easterly facing rear garden, there is a full height double glazed window adjoining these. There is a further double glazed window allowing a view of the rear garden from the kitchen sink. The kitchen space is fitted with a range of complementary base and eye level fitted kitchen units, finished in a contemporary shaker style with brushed aluminium effect bar style handles. There is a corner cupboard with rotary shelving, a further corner cupboard conceals the boiler for the gas central heating and there are also display cases. Above the base cabinets a wood effect roll top work surface has an inset Franke stainless steel sink and drainer, with a brushed aluminium effect mixer tap over. There is an inset Neff four ring gas hob, with a Neff chimney style extractor, with integral lighting, over and a Neff stainless steel oven and grill beneath. There is space and plumbing for dishwasher, washing machine and space for a fridge freezer. Above the kitchen space there are recessed spotlights to the ceiling, the dining space has a ceiling light point and a panelled radiator plumbed to the gas central heating system and shelving. DOWNSTAIRS WC 8'5' x 2'5' narrowing to 2'2' (2.57m x 0.74m narro Having a partially obscured double glazed window to the side aspect and is fitted with a white suite which comprising of a push button operated low level flush WC, a wall mounted sink with chrome taps over and mosaic tiled splashbacks. Ceiling light point, wall mounted extractor, a wall mounted cupboard conceals the electric meter and fuse box, there is wall mounted shelving and hanging and a panelled radiator plumbed to the gas central heating system. ON THE FIRST FLOOR LANDING Partially obscured double glazed window to the side aspect and panelled doors radiate to three bedrooms and to the family bathroom. There is an access hatch with integrated loft ladder to the ceiling, ceiling light point and wooden balustrades to the stairs. BEDROOM ONE 13'1' x 10'11' (3.99m x 3.33m) Including wardrobes.
This room has a double glazed window to the front aspect and a range of fitted wardrobe with mirror sliding doors fitted with both hanging space and shelving. Panelled radiator plumbed to the gas central heating system. BEDROOM TWO 10'8' x 9'11' (3.25m x 3.02m) Double glazed window to the rear aspect allowing a view of the rear garden. Ceiling light point and panelled radiator. BEDROOM THREE 8'8' x 6'9' (2.64m x 2.06m) Double glazed window to the rear aspect allowing a view of the rear garden. Ceiling light point and panelled radiator. FAMILY BATHROOM 7'5' x 5'7' (2.26m x 1.70m) This room has been fitted to a high standard with a white bathroom suite comprising of a contemporary suite with a push button operated low level flush WC, rectangular sink with chrome mixer tap over, mounted within a vanity unit finished in a dark wood effect with chrome handles with storage beneath. Panelled bath with chrome mixer tap over and chrome wall mounted rain shower with hand held attachment over and glazed shower screen. The panel of the bath is fitted in dark wood to complement the vanity unit and features inset LED lighting. There are recessed spotlights to the ceiling, a ceiling mounted extractor, the walls are fully tiled with large format Travertine tiles. Above the sink is a wall mounted heated mirror with integrated LED lighting and there is a chrome heated towel rail plumbed to the gas central heating system. Ceramic tiled flooring with under floor heating. OUTSIDE FRONT The property is approached via a shared driveway which leads to an area of block paving in front of the property which would allow off-street parking for two vehicles, it is separated from the pavement via a dwarf wall and timber fencing separates the this from the adjoining property. The shared driveway continues down the side of the property and allows access to a lockable storage cupboard beneath the stairs. The shared driveway leads past the rear of the property and provides vehicular access to the front of the garage and to a gate allowing pedestrian access to the rear garden. REAR A tiered patio is accessed from the French doors from the kitchen diner. Steps lead up to a lawned area with two sections surrounded by herbaceous borders. Further steps lead up to the rear section and both are contained within dwarf walls. There is an area laid to pea gravel behind the garage and a concrete paths runs down the side of the garage and returns to the side access gate. There is also an outside tap adjacent to this GENERAL INFORMATION TENURE SERVICES We understand that all mains services 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. FIXTURES AND FITTINGS Specifically excluded unless mentioned in these sales particulars. COUNCIL TAX Band C - Warwick District Council. REF SD/DMB/425/1 DIRECTIONS From the Agent's offices in Euston Place turn right onto The Parade, turning immediately right again alongside the Town Hall onto Regent Grove. At the end of Regent Grove bear left onto Clarendon Street, continuing through two sets of traffic lights onto Lillington Road. At the first roundabout take the second exit, continuing straight on. At the second roundabout take the third exit turning right onto the B4453 Cubbington Road, then turning left part way along into Lime Avenue. Take the second right into Melton Road. Follow this to the end, turning right onto Braemar Road. Follow this as the road bears round to the left and the property will be seen approximately 25m along on the right hand side. Postcode for sat-nav CV32 7EZ. Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents are, give notice that (i) the particulars are set out as general outline only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract: (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them: (iii) no person in the employment of Wiglesworth & Co has any authority to make or give any representation or warranty whatever in relation to this property."