West HillWesthill Road | Leamington Spa | Warwickshire | CV32 6RA

Exquisite

A substantial Victorian residence positioned in the popular area of Leamington Spa with views over the Warwickshire countryside. The house itself is an exemplary and symmetrical design that offers practical and spacious rooms, the majority of which overlook the grounds of the property and enjoy the southerly aspect.

Accommodation SummaryThroughout the property has been carefully restored by the current owners. There are lots of original features adding to the character and charm of the home. The rooms are well balanced offering spacious and flexible accommodation.

Spacious

Ground FloorThe ground floor offers several key reception rooms.

The most impressive is the significant reception hall with views over the rear garden and a turning open plan staircase with galleried landing over.

It has doors leading through to the other principal reception rooms including drawing room, dining room and billiard room.

The room that was once home to the kitchen has been converted into a study, there are two cloakrooms, play room and a laundry room. The considerable breakfast kitchen has been thoughtfully relocated to the east wing where it enjoys a triple aspect onto the grounds and gardens.

CellarThe cellar has a triple chamber providing storage space and there is also a games room which provides adequate space for a number of table sports.

First Floor The three principal bedrooms all overlook the rear garden and grounds, two of which have stunning bay windows that follow the line of the sun. The master bedroom has a private two room en-suite that incorporates the first floor of the Belvedere tower and a dressing room. There are three further bedrooms and two bathrooms.

Second FloorThe top floor has a self contained apartment including bedroom, kitchen/breakfast room and bathroom.

Outside The house sits at the head of a long gravelled driveway and is surrounded by 3.25 acres of landscaped gardens and grounds. The driveway provides parking for several vehicles and there is also a courtyard leading to the double garage.

Annex / Staff QuartersOver two floors with separate entrance and internal door to the main house. The Annex incorporates a kitchen, sitting room, study/dining room, bedroom and shower room.

The gardens are predominantly laid to lawn and interspersed with a variety of mature trees, shrubs and borders. The gardens and grounds are an exceptional feature of the property comprising; Yorkstone terracing, herb gardens, extensive kitchen gardens, fruit trees, and mature specimen trees. There is also an astro turf tennis court.

Royal Leamington SpaIn 2015 the historic town of Leamington Spa was voted the third best place to live in the UK by the Times national newspaper. Many people are drawn to the area by the excellent schooling facilities available, shops, parks and surrounding countryside.

After a visit to the town it was granted a Royal prefix in 1838 by Queen Victoria and was renamed Royal Leamington Spa from Leamington Priors.

The town is split by the river Leam which runs east to west through the town. It was on these banks that the Pump Rooms was built for people to bathe in salty spa water to heal their ailments. As a previous Britain in bloom winner the town has several key parks including Jephson Gardens, Victoria Park, Royal Pump Room Gardens, Mill Gardens, The Dell and Newbold Comyn.

The town is also known for its excellent schooling facilities. Within easy reach are state, grammar and private schools to suit most requirements including Warwick Prep, Warwick School for Boys and Kings High School for Girls. As well as Arnold Lodge School and Kingsley School for Girls in Leamington, and The Croft Prep School, along with grammar schools in Stratford upon Avon. Leamington Spa is also just seven miles from the world famous Warwick University.

Warwick Parkway and Leamington Spa offer direct rail services to centralLondon in just over an hour and central Birmingham in twenty six minutes.

Coventry Station which is just 6.6 miles away offers a direct rail service which is just 58 minutes to London Euston.

Travelling DistancesStratford upon Avon 12 milesBirmingham 26 miles London 90 milesBirmingham International Airport 18 miles

WarwickshirePositioned in the heart of England the county is famous for being the birthplace of William Shakespeare. There are no cities in Warwickshire since both Coventry and Birmingham were incorporated into the West Midlands county in 1974 and are now metropolitan authorities in themselves.

Warwickshire hosts several key towns including Warwick, Stratford upon Avon, Kenilworth, Henley In Arden and Rugby to name a few.

The northern tip of the county is only 3 miles from the Derbyshire border. An average-sized English county covering an area of almost 2,000 km2, it runs some 60 miles north to south. Equivalently it extends as far north as Shrewsbury in Shropshire and as far south as Banbury in north Oxfordshire.

Idyllic

ServicesAll mains services are understood to be connected to the property including gas, electricity and water.

Local AuthorityWarwickshire District Council

Viewing ArrangementsStrictly via the vendors sole agents Fine & Country on 01926 455950.

WebsiteFor more information visit www.leamingtonspa.fineandcountry.co.uk

Opening HoursMonday to Friday 9.00 am - 5.30 pmSaturday 9.00 am - 4.30 pmSunday 11.00 am - 3.00 pm

DirectionsFrom London take the M40 northbound exiting at junction 15 heading east on the A46 (Warwick by-pass). After 5.5 miles take the exit and head south on the Leamington Road (A452). At the first roundabout take the first exit onto Bericote Road. At the next roundabout, cross straight over and after approximately 0.25 miles the entrance to the house will be on your right hand side.

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Void

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Bedroom 75.04 x 3.6116'6 x 11'10

Kitchen / Study

4.53 x 3.8714'10 x 12'8

Staff Bedrrom 5.00 x 3.1616'5 x 10'4

Bedroom 65.01 x 3.8716'5 x 12'8

Bedroom 54.50 x 3.8714'9 x 12'8

Bathroom3.59 x 3.1311'9 x 10'3

Bedroom 35.98 x 5.4419'7 x 17'10

Bedroom 25.47 x 5.44

17'11 x 17'10

Master Bedroom7.70 x 5.4725'3 x 17'11

Bedroom 45.44 x 3.3617'10 x 11'0

Dressing Room3.79 x 2.2512'5 x 7'5

Bathroom3.80 x 2.6012'6 x 8'6

Landing

Lower Landing

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Porch

In

Dining Room8.45 x 5.4727'9 x 17'11

EntranceHall

Billiard Room 7.70 x 5.4425'3 x 17'10

Reception Hall11.00 x 5.3736'1 x 17'7

Drawing Room 8.13 x 5.4426'8 x 17'10

Kitchen7.68 x 7.4625'2 x 24'6

Cloak-Room

Study7.56 x 5.6024'10 x 18'4

Pantry

Staff Bedroom

3.89 x 2.8012'9 x 9'2

Staff Sitting Room4.58 x 3.2815'0 x 10'9

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Hall

Staff Kitchen 8.91 x 4.7629'3 x 15'7

Play Room 6.00 x 3.5919'8 x 11'9

Garage

StrongRoom

Cloakroom

Laundry Room

4.53 x 2.6214'10 x 8'7

Hall

Ground Floor First Floor

Second Floor

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For identification only. Not to scale.© Floorplanz Ltd

West Hill, Westhill Road, Blackdown, Leamington Spa, Warwickshire, CV32 6RAGross internal area ( approx ) (Excluding Void) :- 995 sq m / 10706 sq ftOutbuilding :- 22 sq m / 237 sq ftTotal :- 1017 sq m / 10947 sq ft

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Wine Cellar

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BelvedereTower

CellarCellar

Games Room

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Cellar

Second Floor

Bathroom3.58 x 3.2011'9 x 10'6

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Box Room

Bathroom

Staff Shower Room

Gross Internal Area (approx) (Excluding Voids):- 9952 m / 107062 ftOutbuildings: 222 m /2372 ftTotal:- 10172 m / 109472 ft

Agent Notes: All measurements are approximate and quoted in imperial with metric 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 tohave not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproducedfor general information and it must not be inferred that any item shown is included with the property. For a free valuation, contactthe numbers listed on the brochure.