40, Newbold Terrace East, Leamington Spa, CV32 4EY

An elegant and substantial Victorian townhouse occupying a superb position on one of Royal Leamington Spa's most sought-after addresses, directly overlooking the open green space of Newbold Comyn.

Arranged over four floors and extending to approximately 4,193 sq.

Ft including the garage, the property combines the grace and proportions of a period home with generous, highly flexible accommodation ideally suited to modern family life.

Ground Floor A welcoming reception hall with high ceilings, period detailing and a beautiful staircase rising through the property gives access to the principal living accommodation.

To the front is the generous family room, a bright and inviting reception space flooded with natural light from the large bay window and featuring a log burning stove and generous proportions.

Beyond the family room is the formal dining room another generous sized reception space with a large sash window, period detailing and a beautiful period fireplace.

The heart of the home is the superb kitchen/dining room which is a wonderfully sociable space designed for everyday family life and entertaining.

This expansive room features a stylish shaker style kitchen with large breakfast bar and high-quality integrated appliances.

There is ample room for a substantial dining table, while the open arrangement allows the kitchen to remain connected to the wider living space.

Beyond the kitchen, a garden room enjoys views over and direct access to the rear garden, creating a relaxed additional sitting area and a natural connection between the house and outside.

A useful utility room and ground-floor cloakroom complete this level. Lower Ground Floor The lower ground floor adds a further layer of flexibility to the accommodation.

Currently arranged as a series of substantial rooms with independent access from the main staircase, this level offers excellent potential for a games room, cinema, gym, home office, hobby space or ancillary family accommodation, subject to any necessary consents.

Its generous proportions make it particularly valuable for a growing family or those wishing to work or entertain from home.

First Floor The first floor continues the sense of scale found throughout the house.

The impressive sitting room occupies the front of the property and is flooded with natural light from the broad bay window, with a feature fireplace and generous proportions creating an elegant yet comfortable room from which to enjoy the outlook towards Newbold Comyn.

Three double bedrooms are also arranged across this floor. Two are particularly generous in size, while the third benefits from its own access from a separate staircase from the kitchen dining room.

The bedrooms are served by two bathrooms, both finished in a contemporary style and featuring freestanding baths and separate showers.

The unique arrangement for the third bedroom and bathroom is ideal for guest accommodation or semi-independent living accommodation.

Second Floor The second floor provides three further double bedrooms, giving the property six bedrooms in total.

The largest is an exceptionally spacious room extending across the front of the house, while the two additional bedrooms are both excellent doubles.

This floor offers superb flexibility for older children, guests, home working or a more semi-independent arrangement for extended family.

Outside To the rear, the private walled garden provides a delightful and low-maintenance outdoor space in the heart of town.

A paved terrace immediately adjoining the house leads to steps rising to a lawn framed by mature planting and a further seating area to the rear.

The garden room opens directly onto this space, allowing the principal living areas to flow naturally outside.

A detached double garage is positioned at the rear of the plot and provides secure parking and useful storage.

The property also enjoys an exceptional outlook to the front across the open green landscape of Newbold Comyn, a particularly rare feature for a home within such easy walking distance of the town centre.

Location Newbold Terrace East is one of Royal Leamington Spa's most desirable addresses, occupying an enviable position beside Newbold Comyn and within easy walking distance of the town centre.

The open green space of Newbold Comyn offers extensive parkland, walking routes and leisure facilities, while the beautiful Jephson Gardens and the shops, restaurants, cafés and independent businesses of the Parade are all close at hand.

Royal Leamington Spa is renowned for its Regency architecture, excellent amenities and highly regarded schools.

There is a wide choice of state and independent education in the area, including Arnold Lodge School, Kingsley School, Warwick School, King's High School and Warwick Preparatory School, with further grammar school options available in Stratford-upon-Avon.

For commuters, Leamington Spa railway station provides direct services to London Marylebone and Birmingham, while the M40 gives convenient access to the wider motorway network.

Birmingham International Airport and the nec are also readily accessible, making the property exceptionally well placed for both town and country living.

Freehold | Council Tax Band F | EPC Rating pending Services, Utilities & Property Information Tenure: Freehold Council Tax Band F - Warwick District Council Property Construction: Standard – brick & tile Electricity Supply: Mains Water Supply: Mains Drainage & Sewerage: Mains Heating: Mains gas Broadband: Fttc Broadband connection available - we advise you to check with your provider.

Mobile Signal/Coverage: 4G and some 5G mobile signal is available in the area - we advise you to check with your provider. Parking: Double garage.

Resident Permit is required for on-road parking - approximately £25 pa. EV charger installed in garage. Total Internal Floor Area: Approximately 4,193 sq ft / 389.60 sq m including the garage.

Notes: The property is situated in Royal Leamington Spa Conservation Area. The vendor has made us aware that underpinning was carried out to a small portion of the property before they purchased it.

Structural checks were carried out on purchase and there has been no evidence of movement since their ownership Disclaimer All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on.

The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order.

Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property.

Whilst we carryout our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence.

Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions.

The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer