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" A beautiful example of a Grade II Listed period town house within the Rugby School conservation area. Presented in good order throughout the property offers excellent family accommodation within walking distance of the town centre and local schools.
The accommodation comprises: Entrance porch, reception hall, sitting room, dining room, breakfast room, shower room, two large double bedrooms, bathroom. Second floor two double bedrooms.

ENTRANCE Via a Gothic style arch with interesting detailing to recessed porch with original high ornate heavy front door and frame with glazed panels to both sides and above. RECEPTION HALL As is often the case with this style of property the large hallway gives a wonderful welcoming feel with many original features such as the cornicing, pictures rails and another archway matching the first half way down the hallway. Stairs rising to first floor landing with hard wood turned balustrade with cupboard under. A good sized under stair cupboard with shelving and power, two radiators, telephone point. SITTING ROOM 5.27m(17'3'') into bay x 4.00m(13'1'') A well proportioned room with original marble fire surround with cast iron grate housing real flame effect gas fire. Sash window bay with panelling beneath, original cornicing and picture rail, two radiators, TV point. DINING ROOM 4.54m(14'11'') x 4.00m(13'1'') A wonderful formal dining room, well lit by double glazed French doors onto the rear courtyard with full length working shutters, open fireplace with timber surround and tiled hearth, radiator, cornice ceiling, picture rail. KITCHEN 3.50m(11'6'') x 3.33m(10'11'') Fitted with a range of cream coloured Shaker style units with brass door furniture, work surfaces incorporating one and a half bowl single drainer sink unit with chrome mixer tap. To one side there is a range of full height units which incorporate a built-in fridge and freezer and a space saving pull out shelf system. Plumbing for washing machine and dishwasher, space for small range style cooker with extractor hood above, recessed ceiling lighting, doorway to: BREAKFAST ROOM 3.29m(10'10'') x 2.34m(7'8'') This room make a wonderful family eating area but would also serve well as a study. Built-in bench seating storage to two sides which makes the most of the space and is well lit with windows to both side and rear aspects, gas fired boiler serving domestic hot water and radiators, radiator, door way through to: REAR HALL With half glazed panel door to rear courtyard. radiator, half glazed door to: SHOWER ROOM Shower cubicle with electric shower unit, pedestal wash hand basin, low level WC, window to both side and rear aspect, towel radiator and fan heater. FIRST FLOOR LANDING The first thing that strikes you is not only the size of the landing but the wonderful stained glass ceiling panel with a skylight above making the landing unusually well lit. Stairs rising to second floor landing, turned balustrade, matching arch to that of the entrance hall. BEDROOM ONE 4.61m(15'2'') x 4.03m(13'3'') Sash window to front aspect, original fire surround, double panel radiator, door to: DRESSING ROOM/BEDROOM 5 3.30m(10'10'') max x 1.85m(6'1'') Window to front aspect, small understair cupboard and door back onto the landing. BEDROOM TWO 4.60m(15'1'') x 4.01m(13'2'') (Not including wardrobe). excellent range of full height wardrobes, Sash window to rear aspect, large basin to one corner set into base unit, original fire place, double panel radiator. BATHROOM 3.48m(11'5'') x 3.34m(11'0'') A large bathroom enabling it to comfortably house four piece white suite of slipper bath with claw and ball feet with mixer tap and shower attachment, pedestal wash hand basin, low level WC, fully tiled shower cubicle, well lit with two windows, one to side and one to rear, airing cupboard housing lagged hot water cylinder with slatted linen shelving, radiator, access to loft space. SEPARATE WC White suite of low level WC, wash hand basin, window to side aspect. SECOND FLOOR LANDING Access to box room and large storage cupboard. BEDROOM THREE 4.63m(15'2'') x 3.80m(12'6'') Exposed ceiling timbers, double glazed window to rear aspect overlooking the town and Rugby school in the far distance, Fitted double wardrobe, radiator. BEDROOM FOUR 4.61m(15'2'') max x 2.97m(9'9'') Doubler glazed window to front aspect, fitted double wardrobe, radiator. CELLAR Of a good size and surprisingly dry, offering excellent storage space. OUTSIDE Arnold Villas is a row of only six period town houses quietly situated off Church Walk within easy walk of the town centre. A small lane leads to the rear of the properties and off road parking for three vehicles is provided to the rear of Number 5. Lawned gardens are to the front and side of the property with gated access to rear courtyard. FLOORPLANS Howkins & Harrison prepare these plans for reference only. They are not to scale. GENERAL INFORMATION SERVICES None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services. LOCAL AUTHORITY Rugby Borough Council
Tel: 01788 533533
FIXTURES AND FITTINGS Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way. VIEWING Strictly by prior appointment via the selling agents. Contact 01788 564666. IMPORTANT NOTICE 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information.
2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents, furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph/s. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
. 4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries or those which can be performed by their appointed advisers.
5. Where reference is made to planning permissions or potential uses such information is given in good faith. Purchasers should however make their own enquiries into such matters prior to purchase.
6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match expectations you may have of the property.
7. The information in these particulars is given without responsibility on the part of the Sole Agents or their Clients. The particulars do not form any part of an offer or a contract and neither the Sole Agents not their employees has any authority to make or give any representations or warranty in relation to this property.
MORTGAGE ADVICE Your home is at risk if you do not keep up the repayments on a mortgage or other loan secured on it.

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