Church Hill, Leamington Spa, Warwickshire CV32 5AZ

Introduction Summary
Positioned on one of North Leamington Spa’s most desirable addresses, this elegant Victorian townhouse offers over 3,000 sq. ft. of beautifully balanced accommodation arranged across four floors.

This home blends period character with confident modern design. High ceilings, generous proportions and original detailing reflect its heritage, while the open-plan kitchen, versatile lower ground floor and south-facing garden ensure it works effortlessly for contemporary family life.

With five bedrooms, including one on the lower ground floor that could be separated to create a self-contained annexe, multiple reception spaces and private rear parking, this is refined town living without compromise, all within walking distance of Leamington’s cafés, schools and rail links. The property is offered for sale with no onward chain.

Accommodation Summary

Ground Floor
A welcoming entrance hall sets the tone with its sense of height and proportion. To the front, an open-plan living space combines sitting room and kitchen, centred around a large bay window that draws in excellent natural light.
The kitchen is designed with integrated appliances and a substantial island, creating a natural gathering point for everyday life and entertaining. French doors open onto a balcony overlooking the south-facing garden, an ideal spot for morning coffee or evening drinks.
A cloakroom/WC and a spacious study complete this floor, providing flexibility for home working or a quieter retreat.

Lower Ground Floor
The lower ground floor offers exceptional versatility. Currently arranged as one bedroom and an additional sitting room, this level also includes a modern shower room and utility room.
With its own layout, this space would suit guest accommodation, a teenage suite, multi-generational living, or could be converted into a self-contained annexe.

First Floor
The principal bedroom is generous in scale and complemented by a dressing room with wash basin. A second double bedroom is also on this floor, and a well-appointed family bathroom serves the level, featuring a freestanding bath and separate double shower.
Second Floor
Two further large double bedrooms occupy the top floor, alongside a bathroom. This level is ideal for older children, guests or additional workspace.

Outside
To the rear, the property enjoys a private south-facing garden, mainly laid to lawn with a patio area suited to outdoor dining and entertaining.
Gated rear access leads to two private off-street parking spaces accessed via Milverton Hill, a rare and valuable feature for such a central position.
Parking
Two private off-street parking spaces to the rear of the property.

Location
Church Hill is in the highly regarded North Leamington Spa area, approximately 300 metres from the Parade and 0.3 miles from the town centre. The area offers a vibrant mix of independent retailers, restaurants and cafés, alongside green spaces and cultural amenities.
Nearby schools include Kingsley School (0.36 miles), Arnold Lodge (0.6 miles), Warwick School (1.52 miles), King’s High School for Girls (1.6 miles) and North Leamington School (1.7 miles).
Leamington Spa Train Station is around 0.8 miles away (18 minutes on foot) with direct services to London Marylebone (approx. 1 hour 20 minutes) and Birmingham (approx. 33 minutes). The M40 motorway is easily accessible.

Tenure: Freehold | Council Tax Band: F | EPC Rated: D

Services, Utilities & Property Information:
Tenure: Freehold
Council Tax band: F
Local Authority: Warwick District Council
EPC: Band D
Property construction : Standard Brick and Tile
Electricity supply: Mains
Water supply: Mains
Drainage & Sewerage: Mains
Heating: Gas. The property also benefits from underflood heating
Broadband: FTTP / Ultrafast Fibre Broadband connection available - we advise you to check with your provider.
Mobile signal/coverage: 4G mobile signal is available in the area - we advise you to check with your provider.
Parking: 2 car parking space available. A permit is required for off road parking

Special Notes: The property is situated within Royal Leamington Spa Conservation Area.