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" An imposing four bedroom Victorian town house arranged over four floors, enjoying a tucked away location whilst still enjoying close proximity to Rugby town centre. This beautifully presented family home carefully encompasses modern contemporary living whilst retaining many of it's original features you would expect to see. The property benefits from a low maintenance rear garden.

PORCH AND HALLWAY A timber door provides the impressive entrance to the porch area which in turn leads to the main house front door which opens to reveal a tiled floor you would expect in a house of this era. Doors lead to the main reception areas, kitchen and cellar and stairs lead to the first floor. LIVING ROOM 3.96m x 3.94m

(13'0' x 12'11') Fronted by a sash bay window the open plan reception room features Canadian Oak wood flooring throughout and is accessed via a door from the hallway. At it's focal point a living flame gas fire with a cast iron surround and hearth brings the room together and the wall mounted uplighters set the mood for this relaxing space. This in turns opens up to: DINING AREA 4.67m x 3.38m

(15'4' x 11'1') The dining area, perfect for formal entertaining, is an extension of the living room and the Oak flooring continues through. French doors, with glazed side panels open up to provide access to the patio area of the rear garden, perfect for those long summer days. KITCHEN/BREAKFAST ROOM 6.78m x 3.02m

(22'3' x 9'11') At the hub of the house is the ultra modern family kitchen/breakfast room in which you will find yourself spending most of your time. The fitted kitchen, with its ceramic tiled floor, is built from American Walnut and includes the high specification wall and base level cupboards as well as granite worktops, tall sliding 'larder' cupboards, extra wide pan drawers and hidden electric sockets. The integrated appliances include a dishwasher, Miele double electric oven and stainless steel extractor hood, Gaggenau four ring gas hob with integral barbecue griddle plates, and Gaggenau fridge freezer. UTILITY ROOM/WC The utility room including the same style units and flooring as the kitchen features plumbing for a washing machine and space for a drier. Also present is a stainless steel sink with mixer tap. The Vaillant boiler is situated in here and natural light is bought through a UPVC double glazed window to the rear. The ground floor WC features a low level flush toilet and wall mounted wash hand basin. A stable door leads you into the rear garden. CELLAR 4.01m x 3.94m

(13'2' x 12'11') Providing an excellent area for storage without the need to leave the house, this split cellar area has light and power points and could be improved further to provide additional living space, subject to the necessary consents. Natural light is gained from a UPVC glazed window to the front aspect. MASTER BEDROOM 3.51m x 4.87m

(11'6' x 16'0') Bay fronted spacious master bedroom with two fitted wardrobes in the alcoves. Archway leading to: EN-SUITE SHOWER ROOM Spacious en-suite shower room with large shower cubicle. His and hers wash hand basins with wooden vanity unit and marble counter tops. Two fitted wardrobes in the alcoves. Sash window to rear aspect. Low level toilet. This room has the potential to be converted into a fifth bedroom with the option of retaining the en-suite shower room to the Master bedroom. BEDROOM TWO 3.68m x 3.05m

(12'1' x 10'0') Double bedroom with built in storage cupboard with shelving. Windows to rear and side aspect. FAMILY BATHROOM 4.34m x 2.11m

(14'3' x 6'11') Spacious family bathroom with low level toilet, contemporary wash hand basin with vanity unit, roll top bath and large walk in shower cubicle, Two sash windows to side aspect. STUDY Study
ursery with window to front aspect. BEDROOM THREE 3.45m x 3.07m (11'4' x 10'1') Good sized bedroom with window to front aspect. BEDROOM FOUR 3.48m x 3.07m to under eaves (11'5' x 10'1' to und Good sized bedroom with open space under the eaves . Two Velux windows overlooking the rear garden with views over towards the Church and Rugby town centre. SHOWER ROOM Low level flush toilet, wash hand basin with mixer tap. Enclosed shower cubicle. Recessed storage alcoves with integral lighting. GARDENS Accessed via shared alley way to private rear gate. The rear garden is laid to patio to the top and then steps down to the main garden providing a low maintenance approach to family life in the garden. There are established borders stocked with plants, shrubs and trees all enclosed by wall and fencing with trees behind providing a well screened private rear garden for the family to enjoy. There is space at the bottom of the garden for a shed or Wendy House style erection.

To the front of the property there is a paved walkway to the front door enclosed by half brick wall with iron railings. DRAFT SALES PARTICULARS The Details below have been submitted to the vendor/s of this property but as yet have not been approved by them. Therefore we cannot guarantee their accuracy and they are distributed on this basis. AGENTS NOTES Neither Thornton Robson, nor their employees have tested any services, heating, plumbing, equipment, fixtures, fittings and no warranty is given or implied as to the condition of the aforementioned or the condition of the buildings. Any purchaser must satisfy themselves by inspection or otherwise as to the accuracy and condition after taking legal advice. COUNCIL TAX Rugby Borough Council are available to give you the latest tax banding on 01788 533484.
You can also access the band values on www.voa.gov.uk
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