PROPERTY DESCRIPTION Bryansford is a delightful Victorian property dating from 1900 with, as mentioned, great flexibility in design in order to offer multi generational living with the capacity for up to seven double bedrooms depending upon on how a family chooses to live in this super home. There are numerous period features to include original floorboards, high ceilings, sash windows, deep skirtings, several fireplaces, ceiling covings, ceiling roses, cornicing and a lovely original staircase to all floors this family home must be viewed to be fully appreciated.

The principal reception rooms include a large and stylish formal lounge with dual aspects, a separate dining room and a homely family/tv room along with the kitchen/breakfast room and garden room off. The walled rear garden is just delightful being primarily lawned with mature trees and shrubs plus a high degree of privacy. On the first floor are five double bedrooms, the master with a walk in dressing room with potential to create an en-suite (subject to obtaining permissions and consents). The family bathroom is large with a walk in shower and space to add a freestanding bath if desired. On the second floor is where teenagers/guests are easily accommodated with a double bedroom, sitting room and kitchenette therefore providing some independence from the main family. There is also the second bathroom on this floor. The 1,000 sq ft basement has further development potential, at present there are two chambers ideal for storage and an additional boiler room.  

LOCATION Lillington Road is one of the most prime residential locations in Royal Leamington Spa, located just slightly to the north of the town centre yet within an easy walk to all the excellent bars, shops, restaurants Jephson Gardens and Newbold Common. For schools there are a variety of well established primary and secondary schools including both state and private sector. For commuters the mainline Train Station is 1.3 miles away with regular services between Birmingham and London Marylebone Station. The M40 is easily accessible as is the A46. Local popular towns including Warwick 2.8 miles, Kenilworth 4 miles and Stratford Upon Avon 15 miles are all easy to travel to. (All distances are approximate) 

STAINED GLASS FRONT DOOR TO  

IMPRESSIVE ENTRANCE HALL With solid wood flooring and elegant staircase to first floor. To the rear of this main entrance hallway is a second hallway with side entrance door and a second staircase to the first floor.  

LOUNGE/DRAWING ROOM 30' 5" x 14' 10" (9.27m x 4.52m) An elegant room which can easily also be used as two separate areas, perfect for entertaining. Sash windows and fireplaces.  

DINING ROOM 21' 2" x 14' 9" (6.45m x 4.5m) With sash bay windows and fireplace.  

FAMILY ROOM 13' 5" x 13' 4" (4.09m x 4.06m) An ideal family room located to the rear with fireplace.  

CLOAKROOM With w.c and wash basin.  

KITCHEN/BREAKFAST ROOM 21' 5" x 10' 5" (6.53m x 3.18m) Having a range of Harvey Jones kitchen units, Belfast sink, granite worktops and Rangemaster range cooker. Space for dining table and chairs and open access into: 

GARDEN ROOM 12' 0" x 11' 4" (3.66m x 3.45m) With double doors leading to the rear garden.  

FIRST FLOOR  

MASTER BEDROOM 17' 10" x 14' 10" (5.44m x 4.52m) With fireplace and door to: 

WALK IN DRESSING ROOM Providing plenty of space for wardrobes. This room offers the opportunity to also become an en-suite bathroom if a new owner would prefer. (Subject to permissions and consents). 

DOUBLE BEDROOM TWO 21' 2" x 13' 4" (6.45m x 4.06m) With feature fireplace.  

DOUBLE BEDROOM THREE 14' 10" x 13' 4" (4.52m x 4.06m) With rear garden views. 

DOUBLE BEDROOM FOUR 13' 5" x 13' 4" (4.09m x 4.06m) With fireplace.  

DOUBLE BEDROOM FIVE 10' 5" x 10' 4" (3.18m x 3.15m) Located to the rear, currently used as a home office/study.  

LUXURY BATHROOM A large bathroom with a walk in shower and vanity wash basin. There is also space and plumbing for a traditional Victorian style freestanding bath to be fitted if so desired.  

CLOAKROOM With w.c. and wash basin.  

SECOND FLOOR - TEENAGE/GUEST AREA The accommodation in this part of the rear of the main house can also provide independence for guests or teenagers, equally it can also provide bedrooms six and seven if chosen to be used in that way.  

DOUBLE BEDROOM SIX 10' 5" x 10' 5" (3.18m x 3.18m) With garden views.  

SITTING ROOM/DOUBLE BEDROOM SEVEN 10' 5" x 10' 4" (3.18m x 3.15m) This room can be a double bedroom or it can be a reception/tv room for guests/teenagers.  

SHOWER ROOM With shower, w.c and wash basin. 

KITCHENETTE/UTILITY Ideal for use as a small kitchen for guests on this floor. Currently used as a useful utility area. 

OUTSIDE  

PARKING To the front is driveway parking with wrought iron railings and a gate.  

REAR GARDEN What a delightful walled garden this is, enjoying a high degree of privacy with well stocked and well tended shrubbery borders, fruit trees, ornamental trees and lawn. This is very much an additional feature to the home.  

DETACHED BRICK OUTBUILDING A very useful detached brick built outbuilding ideal for storage with electricity connected and a side entrance door.