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"Boneham Road is a beautifully presented three bedroom, two bathroom modern family home, ideally positioned on the southern edge of Leamington Spa. The property offers easy access to the town centre approximately 2.4 miles , excellent local amenities, and nearby transport links.

Built in 2018 by the highly regarded Persimmon Homes, this stylish property is part of the sought after Mallory Grange development and provides contemporary, versatile living accommodation arranged over two floors, extending to approximately 777 sq ft.

On arrival, you re welcomed by a spacious entrance hallway with attractive wooden flooring, which leads to the sitting room, a convenient downstairs WC cloakroom, and stairs to the first floor.

The sitting room is bright and inviting, with large front facing windows that overlook the landscaped front garden and allow natural light to fill the space. A useful understairs storage cupboard enhances the practicality of this comfortable reception room.

To the rear of the home is a superb open plan kitchen dining area the heart of the house and perfect for both everyday family life and entertaining. Dual aspect windows and views over the rear garden and patio make this space light and airy throughout the day.

The contemporary U shaped kitchen is well equipped, featuring gas hobs, an integrated dishwasher, and bespoke fittings including plumbing for a large American style fridge freezer and washing machine. The current owners have added a fully insulated, brick built playroom extension with sliding doors that open onto the garden terrace ideal for seamless indoor outdoor living.

Upstairs, a generous landing provides access to three bedrooms, a family bathroom, and a useful storage cupboard with loft access.

The principal bedroom enjoys a pleasant front aspect over Boneham Road and offers ample space for wardrobes, as well as the benefit of a stylish en suite shower room. The second bedroom is a well sized double overlooking the garden, while the third is a single bedroom, ideal as a nursery or home office. There is a spacious family bathroom that features a bath with a shower, a WC and basin.

Externally, the rear garden has been thoughtfully landscaped to create an excellent space for outdoor entertaining, featuring an extended patio, lawn, and a designated children s play area. A versatile garden room office at the rear provides an ideal space for home working. A secure gate leads to a private driveway with parking for two vehicles.

Material Information
Council Tax Band C
Local Authority Warwick District Council
Broadband Ultrafast Broadband Available Checked on Ofcom May 25
Mobile Coverage Likely Limited Coverage Checked on Ofcom May 25
Heating Gas Central Heating
Listed No
Tenure Freehold

Location
Boneham Road is conveniently located in the popular residential suburb of Whitnash, conveniently located on the southern edge of Leamington Spa. The property is within easy reach of the shops, restaurants, and amenities in Leamington Spa town centre 2.4 miles and nearby Warwick 3.2 miles .

There are a number of popular state and private, primary and secondary schools within a short drive of Boneham Road. Heathcote Primary School 1.2 miles and Oakley School 0.7 miles are both within walking distance, while Myton School 3.3 miles and Warwick School 2.9 miles are just a short drive away.

Leamington Spa Train Station 2.2 miles and Warwick Station 3.2 miles both provide direct rail services to London Marylebone approx. 1 hour 23 minutes and Birmingham train terminals approx. 33 minutes . The M40 motorway is accessible via multiple nearby junctions, offering excellent connectivity to London, Birmingham, and the wider West Midlands.

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