3 Bedroom Detached House

Upon entering the property, a bright and welcoming entrance hall sets the tone, finished with elegant herringbone flooring and providing access to the principal reception spaces and staircase rising to the first floor.

To the front of the property sits the sitting room, a warm and inviting space centred around a feature fireplace, with a large window drawing in excellent natural light. Tastefully presented, this room offers the perfect setting for both relaxed evenings and entertaining.

To the rear, the property opens into the kitchen, beautifully appointed with a range of shaker-style cabinetry, wooden worktops and integrated appliances, including a gas hob and oven. A large window above the sink enjoys pleasant views over the garden, while the layout provides both functionality and style.

Leading off the kitchen is the dining area, forming a sociable and practical space for everyday family life. French doors open directly onto the rear terrace, creating a seamless connection between the interior and garden

---

ideal for entertaining during the warmer months.

Also located on the ground floor is a versatile study, offering flexibility as a home office, playroom or occasional fourth bedroom, depending on requirements.

The first floor provides three well-proportioned bedrooms. The principal bedroom is a generous double positioned to the front, enjoying a bright outlook and a calm, neutral finish.

A second double bedroom overlooks the rear garden and offers excellent proportions, while the third bedroom is ideally suited as a nursery, guest room or additional study.

The family bathroom has been stylishly refitted, featuring a contemporary suite including a bath with shower over, WC and wash hand basin, all finished to a high standard.

Externally, the property continues to impress. Immediately to the rear is a paved terrace, providing the perfect space for outdoor dining and entertaining.

Beyond, the garden extends to a substantial lawn, beautifully landscaped and framed by mature trees, shrubs and well-stocked borders, creating a private and peaceful environment. Towards the end of the garden sits a charming summer house, ideal as a retreat, studio or hobby space.

A separate external utility room with WC is positioned off the patio, offering excellent practicality and additional storage.

To the front, the property benefits from a well-maintained frontage with attractive planting and a driveway providing off-road parking for multiple vehicles.

Material Information:
Council Tax: Band C
Local Authority: Warwick District Council
Broadband: Ultrafast Broadband Available
(Checked on Ofcom Apr 26)
Mobile Coverage: Good/Variable Coverage
(Checked on Ofcom Apr)
Heating: Gas Central Heating
Listed: No
Tenure: Freehold

Location:
The Approach occupies a highly convenient position within Royal Leamington Spa, offering an excellent balance of accessibility and everyday convenience, ideal for both professionals and families.

The property is well placed for access to a range of local amenities, with nearby supermarkets, cafés and convenience stores all within easy reach. For a more extensive offering, The Parade lies approximately 0.8 miles away, providing a vibrant mix of independent boutiques, restaurants and leisure facilities. The town’s renowned green spaces, including Jephson Gardens and Victoria Park, are also easily accessible, offering attractive riverside walks and open recreational space.

Transport links are particularly strong, with Leamington Spa railway station approximately 0.6 miles away, providing direct services to London Marylebone (around 1 hour 20 minutes) and Birmingham (approximately 30 minutes). The M40 is also within easy reach, ensuring convenient road connections to London, Oxford and the wider Midlands.

Combining proximity to the town centre with excellent transport links and access to local amenities, The Approach represents a well-connected and highly practical Leamington Spa location.