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"**To be Sold Chain Free**

Nestled in the heart of Leamington Spa, a short walk from Jephson Gardens and the Parade, Willes Road is a beautifully maintained five bedroom, Grade II listed, Regency townhouse that perfecty blends contemporary family living with period charm.

Built in 1837 and set over five storeys, this wonderful family home has been sympathetically restored by the current owners to provide flexible modern living accommodation extending to approximately 2669 sq ft.

Upon arriving at Willes Road, visitors are lead through an entrance lobby to an imposing, fully tiled entrance hall with a sweeping central staircase and access to the double reception rooms, the self contained basement and kitchen to the rear.

The elegant drawing room, adjoining the dining room, is accessed from the central hallway and is flooded with natural light through a large front bay window and an additional rear window that overlooks the garden. Original shutters, soaring ceilings, bespoke cabinetry, and a central fireplace set the tone for this opulent and characterful space, making it ideal for entertaining.

At the rear of the house lies the contemporary kitchen, which benefits from double French doors that open onto the terrace and underfloor heating. It is equipped with a range of high quality, NEFF, integrated appliances, including a gas stove, fridge freezer, microwave, and dishwasher.

Up the central staircase, a spacious half landing features a useful airing cupboard and leads to a stylish, elegant family bathroom, complete with underfloor heating, a bath, walk in shower, WC, and basin.

The formal drawing room, located on the first floor, impresses with its double height ceilings, intricate cornicing, and a central gas fireplace with a marble surround. Double sash windows flood this magnificent space with natural light, creating a stunning environment for hosting. A double bedroom, located off the landing, includes bespoke built in wardrobes and views over the rear garden.

The expansive master bedroom occupies the entire second floor, offering exceptional space and privacy. It features full width, custom built wardrobes for ample storage. The en suite bathroom has been thoughtfully modernised and includes a walk in shower, WC, and integrated double vanity basins. The owners have also installed bespoke built, fitted cabinets and airing racks to house the washing machine and tumble dryer.

Accessed off an additional stairway from the second floor landing a further double bedroom with open plan sitting area and en suite shower room is located on the third floor, making for the perfect guest suite. There is additonal attic and eaves storage throughout.

On the lower ground floor, there is a self contained apartment with its own front door leading onto Willes Road, as well as a private patio with stairs that lead to the main garden. The apartment features a spacious sitting room Bedroom 5 , a generous double bedroom, an U shaped kitchen with a gas cooker, and a shower room. Both the kitchen and en suite shower room benefit from underfloor heating. This wonderful self contained apartment allows for functional, multi generational living or could provide a fantastic additional income stream. Similar properties in the area have generated rental income of between £20,000 and £35,000 per annum for short term lets, with long term rentals expected to fetch between £14,000 and £16,000 per annum.

Externally, the beautiful walled garden can be accessed via double French doors from both the kitchen and the lower ground floor courtyard. The owners have undertaken extensive landscaping to create a tranquil outdoor space, centered around a mature apple tree and a variety of lovely plants and potted flowers. A retractable pergola, located on the rear terrace, enjoys sun throughout the day and offers added privacy. The garden also has external access via a gate onto Swan Street. Additional external storage is available in two wet cellars located in the lower courtyard and one at the front of the house. On street parking is easily accessible around Willes Road, and garages may be rented when available on Swan Street.

Material Information
Council Tax Band E
Local Authority Warwick District Council
Broadband Ultrafast Broadband Available
Checked on Ofcom Apr 25
Mobile Coverage Limited Likely Coverage
Checked on Ofcom Apr 25
Heating Gas Central Heating
Listed Grade II Listed
Tenure Freehold

Location
Situated in the historic heart of Leamington Spa and surrounded by Regency splendour, Willes Road offers the perfect setting for family life, with schools, shops, and restaurants all just a stone s throw away. This beautiful pocket of Leamington has a real sense of community, where neighbours really do become friends, and the current owners feel a real sense of belonging.

Leamington Spa is renowned for its stunning botanical gardens and parks, with Jephson Gardens 300m , Newbold Comyn 0.6 miles , and the Pump Room Gardens 0.4 miles all within walking distance. For shopping and dining, Regent Street 150m , Warwick Street 90m , and The Parade Leamington s picturesque High Street, 400m offer an array of beautiful shops, popular restaurants, and bars, all nearby.

There are an array of cultural and historic opportunities at your doorstep with the Spa Centre 450 m offering live theatre, comedy and music throughout the year. Leamington has a number of local festivals dotted throughout the town including the popular Leamington Food Festival and Art in the Park.

Leamington Spa and the surrounding area boast a variety of excellent state and private primary and secondary schools, including Arnold Lodge 0.5 miles , Kingsley School 0.5 miles , and North Leamington School 1.5 miles . For local boarding school options, Rugby School 16 miles , Princethorpe College 6 miles , and Warwick School 2.7 miles are all easily accessible.

The West Midlands central location makes it ideal for national travel. Leamington Spa Train Station 1 mile offers a direct service to London Marylebone 1 hour 20 minutes and Birmingham 33 minutes , while the M40 is easily accessible via several junctions. Birmingham International Airport 40 minutes offers a wide range of international flights.

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