Fine & Country

Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Ireland, The Channel Islands, France, Spain, Hungary, Portugal, Russia, Dubai, Egypt, South Africa, West Africa and Namibia we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive and more expensive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

Fine & Country Leamington Spa

Tel: 01926 455950Email: leamington@fineandcountry.com158 Parade, Leamington Spa, Warwickshire CV32 4AE

1 ST. PAULS COURTWilles Road l Leamington Spa l Warwickshire l CV32 4PY

Throughout the property there is a continued attention to detail. The well designed open plan living space on the ground floor opens out on to the landscaped courtyard. The entrance hall has fitted storage, a downstairs cloakroom with w.c and sink, black and white tiled floors with stairs rising to the upper levels. The open plan kitchen and dining area is a stand out feature amongst many in the house.

It is a large room with two sets of French doors that open into the courtyard garden, creating the perfect entertainment space. The kitchen includes many features such as a gas fitted AGA an American style fridge freezer, a Belfast sink unit, a pull pantry, a display cabinet amongst many others. The dining area has an electric fireplace and surround.

Beautiful

The landing has a sash window and built in storage. A double door opens into the dual aspect drawing room which has been sympathetically designed in the style of a Regency townhouse, replete with two French doors which open onto the south facing wrought-iron balcony. From here a spiral staircase descends to the courtyard garden. The drawing room is completed by the log effect gas fire with granite hearth and convenient yet complimentary built in cupboards. There is a single bedroom on the first floor which includes beautifully built fitted furniture and has the potential to be used as a study if desired. The second floor landing includes a convenient mirrored linen cupboard and a sash window. The master bedroom has built in wardrobes and two sash windows with shutters. The second double bedroom includes fitted wardrobes and two sash windows with shutters. The family bathroom includes a fitted bath with a separate shower cubicle, a pedestal wash basin, toilet and a chrome towel radiator.

To the front of the property there is parking for two cars and an entrance gate leading to the south facing landscape designed courtyard garden. There is a spiral staircase that leads onto an impressive wrought Iron balcony that has space for garden furniture.

“St Paul’s Court is fortunate in that almost any amenity desired is within a short walk of the front door. There are a number of small, locally owned convenience stores on the road immediately opposite the drive and Warwick Street, the Parade and Regent Street, with their vast array of shops and cafes, are a seconds walk away.”

Location

1 St Pauls Court is located on Willes Road in the heart of the town centre with its range

of excellent shops and restaurants for which Leamington Spa is renowned. With Its mix of

Regency, Georgian and Victorian architecture, tree-lined avenues and squares and glorious

gardens, it offers a unique place to live. The area has some excellent schools including

Arnold Lodge School and Kingsley School for Girls in Leamington Spa and in Warwick King’s

High School for Girls, Warwick Prep School and Warwick Boys School. For the commuter

trains run from Leamington Spa and Warwick Parkway. Leamington Spa (trains to London

Marylebone from 66 mins), Warwick Parkway 7 miles (trains to London Marylebone),

M40 (J13 and J15) 4 miles, Warwick 2.5 miles, Stratford upon Avon 11 miles, Coventry 12

miles (trains to London Euston from 65 mins), Birmingham International Airport 17 miles

(distances and time approximate).

Energy Performance Certificate

1 St. Pauls Court, Willes RoadLEAMINGTON SPACV32 4PY

Dwelling type: End-terrace houseDate of assessment:Date of certificate:Reference number:

Total floor area: 103 m²

0768-4963-6240-9209-790006 October 201106 October 2011

This home's performance is rated in terms of energy use per square metre of floor area, energy efficiencybased on fuel costs and environmental impact based on carbon dioxide (CO ) emissions.2

Type of assessment: RdSAP, existing dwelling

based on fuel costs and environmental impact based on carbon dioxide (CO ) emissions.

(1-20)

Energy Efficiency Rating Environmental Impact (CO ) Rating 2Potential

Not energy efficient - higher running costs

Very energy efficient - lower running costs Very environmentally friendly - lower CO emissions2

Not environmentally friendly - higher CO emissions2

(92 plus)

(81-91)

(69-80)

(55-68)

(39-54)

(21-38)

Current

England & Wales EU Directive2002/91/EC

PotentialCurrent

England & Wales EU Directive2002/91/EC

(1-20)

(92 plus)

(81-91)

(69-80)

(55-68)

(39-54)

(21-38)

The environmental impact rating is a measure of ahome's impact on the environment in terms ofcarbon dioxide (CO ) emissions. The higher therating the less impact it has on the environment.

The energy efficiency rating is a measure of the overall efficiency of a home. The higher the ratingthe more energy efficient the home is and the lower the fuel bills are likely to be.

2

Estimated energy use, carbon dioxide (CO ) emissions and fuel costs of this home2

PotentialCurrent

Energy use 295 kWh/m² per year 233 kWh/m² per yearCarbon dioxide emissions 5.8 tonnes per year 4.6 tonnes per yearLighting £96 per year £53 per yearHeating £765 per year £740 per yearHot water £111 per year£260 per year

The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve.

You could save up to £216 per year

This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling's energy performance.

Remember to look for the energy saving recommended logo when buying energy-efficient products. It's a quick and easy way to identify the most energy-efficient products on the market.

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ServicesMains services connected.

Local AuthorityWarwick District Council

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

WebsiteFor more information visit www.fineandcountry.com/uk/Leamington-Spa

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

Agent Notes: 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. For a free valuation, contact the numbers listed on the brochure.

Fine & Country Leamington Spa 158 Parade, Leamington Spa, Warwickshire CV32 4AE

Tel: +44 (0)1926 455950