The Adams 22 Avenue Road | Leamington Spa | CV31 3PQ
WELCOME TO
THE ADAMS | 22 AVENUE ROAD The Adams is a charming traditional Leamington Spa Regency residence that is currently a successful and well established guest house in the centre of town. It represents three distinct opportunities for a prospective purchaser who may wish to continue it as a business interest, convert it back solely to a prime residence, or a development opportunity to convert the property into residential apartments. In total there are 19 reception rooms and bedrooms with substantial accommodation arranged over three floors.
Ground Floor Entrance Hall The grand entrance hall has tall ceilings, decorative coving, picture rail, and dado rail. There is a staircase rising to the lower first floor landing and doors leading through to the three main reception rooms and breakfast kitchen room.
First Reception Room - Drawing Room / Bar Bay window overlooking the front elevation with timber framed single glazed sash windows. The focal point of the room is a feature fireplace with surround, marble hearth and back. Many original features including coving, picture rail and dado rail. There are two double panelled radiators and six wall lights. The room is currently laid out with a significant bar for the use of the guests and residents. Second Reception Room - Dining Room Bay window overlooking the front elevation with timber framed single glazed sash windows. Many original features including coving, picture rail, dado rail and ornate ceiling rose with ceiling light. There are two double panelled radiators and six wall lights. Door leading through to breakfast kitchen room. Third Reception Room - Owners Lounge UPVC double glazed window overlooking the rear elevation. Gas fire with feature fireplace, decorative surround marble hearth and back. Many original features including coving, picture rail, dado rail and ornate ceiling rose with ceiling light. Double panelled radiator.
Breakfast Kitchen Room UPVC double glazed window overlooking the side elevation. Fitted with a range of base and wall mounted units with work surfaces over. Ceramic tiling to splash back areas, ceiling light point, gas AGA and space for a dining table.
Rear Vestibule Steps down from entrance hall with doorway to rear garden and corridor through to further bedrooms with three double panelled wall mounted radiators. Male and female toilet facilities both with two piece suites comprising wash hand basin and low level wc. There is a hatch to the loft space and a further staircase leading down.
Homely
Bedroom Ten Single bedroom with UPVC double glazed window overlooking the side elevation. Storage cupboard providing shelving and hanging space.Two wall lights and wall mounted television. En-suite comprising of three piece suite including bath with shower, wash hand basin and low level wc. Ceramic tiling to the walls, three ceiling lights, extractor fan and towel radiator. Bedroom Eleven Double bedroom with timber framed double glazed sash window overlooking the side elevation. Storage cupboard providing shelving and hanging space.Two wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, ceiling light, extractor fan and chrome towel radiator. Bedroom Fourteen Double bedroom with timber framed double glazed sash window overlooking the side elevation. Storage cupboard providing shelving and hanging space. Wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, three ceiling lights, extractor fan and chrome towel radiator. Bedroom Fifteen Double or twin bedroom with UPVC double glazed window overlooking the side elevation. Storage cupboard providing shelving and hanging space. Three wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, three ceiling lights, extractor fan and towel radiator.
Lower Ground Floor The lower ground floor is currently used as the living quarters for the owners. Corridor The corridor is accessed via a staircase from the rear vestibule. It has an under stairs storage cupboard and doors leading through to. Bedroom Three Double bedroom with UPVC double glazed window overlooking the rear elevation. Storage cupboard providing shelving and hanging space. Three wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, two ceiling lights, extractor fan and chrome towel radiator. Study Timber framed single glazed window overlooking the side elevation. Fitted furniture to complement a study incorporating a storage cupboard and two ceiling lights. Master Bedroom Double bedroom with timber framed single glazed window overlooking the side elevation. Wall light and door leading through to the dressing area which is split into two sections which provides a range of shelving and hanging space with further disguised storage cupboards. There is another door from the second section of the dressing room back into the corridor and a door through into the family bathroom. Family Bathroom Comprising a five piece suite including bath with power jets, shower cubicle, two wash hand basins and low level wc. Ceramic tiling to the walls and floors and wall mounted mirrors. Chrome towel radiator, discreet corner cupboard, six recessed ceiling spot lights and extractor fan. Utility Room Timber framed single glazed window overlooking the side elevation. Industrial washing machines and dryer. Boiler Store Room A good size that offers a multitude of storage and racking, boiler and water tank and softener
Lower First Floor With staircase rising from entrance hall and double archway over. Landing with window overlooking the side elevation, hatch providing access to the loft space and doors leading through to. Bedroom Eight Single bedroom with UPVC double glazed window overlooking the rear elevation. Storage cupboard providing shelving and hanging space. Two wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to splash backs, ceiling light and extractor fan. Bedroom Nine Double bedroom with UPVC double glazed window overlooking the rear elevation. Storage cupboard providing shelving and hanging space. Three wall lights and wall mounted television. Obscure glazed window overlooking the side elevation. En-suite comprising of three piece suite including bath with shower over, wash hand basin and low level wc. Ceramic tiling to the walls and two ceiling lights points.
Upper First Floor With staircase rising from lower first floor landing. Double glazed timber framed sash window overlooking the front elevation. Many original features including picture rail and dado rail. There is a hatch with access to the loft space and two double storage cupboards. Doors leading through to. Bedroom One Double or twin bedroom with UPVC double glazed window overlooking the side elevation. Double storage cupboard providing shelving and hanging space. Wall lights and wall mounted television. Obscure glazed UPVC window overlooking the side elevation. En-suite comprising of four piece suite including bath with shower, two wash hand basins and low level wc. Ceramic tiling to the walls, two wall mounted mirror with lighting, ceiling light, extractor fan and towel radiator. Bedroom Two Double bedroom with UPVC double glazed window overlooking the rear elevation. Storage cupboard providing shelving and hanging space. Four wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, ceiling light and extractor fan.
Bedroom Four Double bedroom with two timber framed single glazed windows overlooking the side elevation. Storage cupboard providing shelving and hanging space. Four wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Partial ceramic tiling to the walls, three ceiling lights and extractor fan. Bedroom Five Double bedroom with timber framed double glazed sash window overlooking the front elevation. Storage cupboard providing shelving and hanging space. Two wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, wall mounted mirror with lighting, two ceiling lights, extractor fan and chrome towel radiator. Bedroom Six Double bedroom with timber framed double glazed sash window overlooking the front elevation. Storage cupboard providing shelving and hanging space. Two wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the walls, wall mounted mirror with lighting, two ceiling light and extractor fan. Bedroom Seven Single bedroom with timber framed single glazed sash window overlooking the side elevation. Storage cupboard providing shelving and hanging space. Two wall lights and wall mounted television. En-suite comprising of three piece suite including shower, wash hand basin and low level wc. Ceramic tiling to the splash back areas, ceiling light and extractor fan.
Outside To the front of the property there is a sweeping in out driveway that provides parking for several vehicles. The garden boundary is enclosed with a wall and iron railings. the centre piece is a tall Cedar tree which is believed to have been planted when the property was built in 1827. There is access to the rear grounds from both sides and the garden is laid mainly to lawn and enclosed with trees and shrubs. At the foot of the garden is a double garage with rear access. In the past planning permission was granted to convert the garage into the further accommodation. Although lapsed it is possible that this could be reinstated.
The Adams as a Family Home “I love living here, its home for me,” says the owner, “I get the pleasure of looking after my wonderful grandchildren, in a great big house that is exquisite for playing hide and seek in! We have a lovely large Old English sheepdog who partakes fully in these games which can often last for hours and hours! Leamington is a lovely place to live; it has all the facilities that anyone would want. This is the longest I have ever lived anywhere in my life; 10 years and in many ways I don’t want to stray too far. Leamington is a wonderful place, and The Adams, a wonderful place within a wonderful place!”
Home
Business The Adams as a Business “The Adams is a wonderful business and we have thoroughly enjoyed every minute spent running it. We have many guests who stay with us on a regular basis - some every week and they have become friends. There’s always something happening in Leamington which is marvellous for the business because we are busy all year round. We are very close to the NEC, just 20 minutes away by train. We also have many festivals throughout the year here, and The Assembly is a lovely music venue. In the summertime we have the participants of the Bowls tournament; we have the Ladies for the first two weeks of August and the Gentlemen for the last two weeks. There are business people during the week but also tourists at the weekends. We are right in the middle of the country, close to the Cotswolds, StratfordUpon-Avon and Warwick Castle, so there is lots of interesting history in the area. There is something for everyone so we are always very busy. It’s an absolute joy, I wake up in the morning and we can have anything from four or five people to over 20. There is also plenty of scope to expand the business, we have often been asked if we would consider hosting weddings and small conferences, but we have been happy to continue as solely a Bed and Breakfast.”
The Adams as a Development Opportunity “The Adams represents a wonderful development opportunity. Several developers within the local vicinity have taken advantage of the high demand for property and with the right planning permission in place we believe a developer could convert The Adams into as many as 10 units.You have accommodation here which is split over three floors and there has previously been planning permission
to incorporate the double garage. The Adams is positioned close to the train station and just a short walk from the town centre, which would make it a great place for commuters. It could be nicely redesigned into one and two bed apartments to generate income as buy to let properties or as new homes for first time buyers. In recent years other developers have converted some of the Regency properties
on Avenue Road so there is an appetite for local developers to take advantage of some of these older traditional buildings. This is a large plot in a desirable location with rear access and a good turning circle which would provide plenty of parking�.
Development
Royal Leamington Spa
Location The Adams is positioned just a few hundred yards from Leamington Spa train station which has fabulous commuter access to both London and Birmingham. Within easy reach are state, grammar and private schools to suit most requirements including Warwick Prep and Public Schools and Kings High School for Girls. Arnold Lodge School and Kingsley School for Girls in Leamington, The Croft Prep School and grammar schools in Stratford upon Avon, Bilton Grange Prep School, Princethorpe and Rugby public schools in Rugby. The central position of Leamington Spa makes it an ideal location for commuting to the entire country with easy access to the Fosse Way, M40, M42, M1 and M6. Leamington Spa is just seven miles away and Stratford upon Avon only fifteen miles away. Birmingham International Airport is just twenty two miles away.
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 to have not been tested and therefore no guarantee can be given 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.
Services. Mains Gas, Broadband and Electricity are connected. Local Authority. Warwick District Council. Telephone (01926) 410 410 Council tax band ‘G’. Viewing Arrangements. Strictly via the vendors sole agents Fine & Country on (01926) 455950. Website Address. For more information visit our website at www.fineandcountry.com Opening Hours. Monday to Friday 9.00 am - 5.30 pm Saturday 9.00 am - 4.30 pm Sunday 11.00 am - 3.00 pm
Directions. From the Fine & Country office in the centre of Leamington Spa at 158 Parade travel south along the Parade and then take the right hand turn at the mini roundabout onto Dormer Place. Continue along Dormer Place until you reach the cross roads and turn left onto Adelaide Road/A452. Cross the river via the bridge and continue south until you reach another mini roundabout and cross roads. Take the left hand turn onto Avenue Road and The Adams is easily identified on the left hand side.
Tel 01926 455950
Fine & Country Leamington Spa, 158 Parade, Royal Leamington Spa, Warwickshire, CV32 4AE
fineandcountry.com
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, The Channel Islands, France, Portugal, Spain, Cyprus, Russia, Dubai, Egypt, South Africa, West Africa, Namibia and New Zealand, 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: +44 (0)1926 455950 leamington@fineandcountry.com 158 Parade, Leamington Spa Warwickshire CV32 4AE