Weston Lane, Weston-under-wetherley, Warwickshire, CV33

A rare opportunity to purchase a countryside holiday complex consisting of a 6-bedroom guest house, one-bedroom annex, and one-bedroom lodge, set within landscaped gardens with a feature pond and outside bar, all within a ten-minute drive of the town centre.

Accommodation summary
Currently run as a small homestay business the Spinney has the potential to become an exceptional holiday complex with the potential to earn in excess of �50,000 per annum.
Set within the beautiful Leamington countryside and occupying approximately three quarters of an acre, the complex consists of a 6-bedroom guest house, a one-bedroom annex, and a one-bedroom lodge. The landscaped gardens with a large feature pond, al fresco dining areas and large outside bar with covered seating area provide excellent facilities for guest to relax and unwind.
Conveniently located within a ten-minute drive of the town centre, the versatile accommodation could continue to be run as a guest house or let out as either individual holiday lets or for larger groups and events combined to provide a stunning event space with onsite accommodation.

Main House

Ground floor
A generous entrance hall gives access to the expansive ground floor living accommodation which consists of a large sitting room on the right wing featuring a bay window looking out to the front and French doors opening out to the rear garden. The left wing holds a stunning open plan kitchen dining room with shaker style kitchen units and quartz worktops and French doors leading out to the side of the property. From the dining room, you can access a bright garden room which gives access to the lovely rear garden, and from the kitchen you can access a good-sized utility room with side access to the gardens and driveway. The entrance hall holds a useful study area looking out to the rear and cloak cupboard next to the staircase which takes you up to the bedroom accommodation.

First floor
The first floor offers four good sized double bedrooms, two of which are serviced by a family bathroom incorporating bath, separate shower, sink, and toilet. There is a larger double bedroom to the front with an ensuite shower room featuring a double shower cubicle, sink, and toilet. The main bedroom has a fantastic balcony where you can sit out and enjoy the wonderful views as well as a Juliet balcony and stairs up to a fabulous ensuite shower and dressing room. This layout allows for two of the bedrooms on the first floor to be used as guest accommodation whilst retaining two rooms and the family bathroom for the owners use. However, this could be easily changed to further guest accommodation if required.

Second floor
From the landing on the first-floor stairs take you to the second-floor bedroom accommodation where you will find two further generous double bedrooms, both benefitting from convenient ensuite shower rooms and seating areas, which are perfect for guest accommodation.

One Bedroom Annex
The brick-built annex to the rear of the guest house offers further accommodation for two, set over 700 sq. ft. of living space including a spacious kitchen dining living room on the ground floor. Bi-fold doors look out over the beautiful feature pond and French doors to the side of the annex open out its own private garden. Upstairs there is a sizable double bedroom and bathroom incorporating bath with shower above, sink, and toilet.

One Bedroom Lodge
The lodge is set further away from the guest house, overlooking the feature pond and surrounded by mature trees. Featuring a covered outside veranda, the lodge provides accommodation for two with an open plan kitchen, dining and living area, wet room with toilet and shower, and a double bedroom.

Outside
Accessed via a pretty country lane and through cast iron gates the property boasts a large granite-stoned driveway providing parking for a dozen vehicles.
The main feature of the outside space is the large pond with timber walkways leading to various seating areas including a BBQ area with space for al fresco dining, a small boat house, a manmade bank and an impressive large timber bar with covered seating.

Property notes
Services - All main services are believed to be connected to the property including gas, electric, telephone, broadband, mains water, and drainage.
Mobile phone coverage � 4G and 5G mobile phone coverage is available in the area � we advise you to check with your current provider.
Broadband availability � FTTP Ultrafast Full Fibre Broadband is available in the area with maximum download speeds of 1800 Mbps and maximum upload speeds of 120 Mbps. We advise you to check with your current provider.
Local Authority - Warwick District Council
Construction Type - Standard construction � Brick and Tiles

Tenure: Freehold | EPC: C and D | Tax Band: E

For more information or to arrange a viewing, contact James Pratt at Fine & Country Leamington Spa.

Disclaimer:
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.
Whilst we carryout our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence.
Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer.