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Carmaben Brae Dolphinton, West Linton Offers Over £495,000

With an elevated position and stunning views across the rolling countryside, an exceptional four-bedroom detached executive house built in 2003 by Muir Homes to an extremely high standard. An ideal family home, this sizeable house is located within an exclusive small development in the picturesque village of Dolphinton. It has been well-planned and boasts of having four comfortable bedrooms, a separate study as well as a superb open plan family room/kitchen.  The house offers flexible family living accommodation over two floors totalling a remarkable 2,921 square feet and an opportunity to view should not be missed.    

Summary of Accommodation:

Ground floor; entrance vestibule, hallway, dining room, open plan family room/kitchen, conservatory, guest cloakroom and a utility room.  First floor; gallery landing, sitting room, turret room, master-bedroom with en-suite shower room, three further double bedrooms, study, and a family bathroom.  External; private enclosed garden ground surrounding the property, attached timber outbuilding, driveway, and double integral garage.


Approached by the large driveway, this fabulous family house is accessed via a solid timber door into a turreted vestibule with a window to the side.  A glass panelled door leads into the spacious hallway floored with parquet flooring and provides access to all the ground floor accommodation.  Under the impressive timber staircase, you will find a useful storage cupboard for all the usual items.  To your immediate right, is the formal dining room which is situated to the front of the house and can be accessed either from the hallway or the kitchen.  It has a feature bay window and a further two windows to each side letting in lots of natural light, a lovely room for entertaining friends or a sit-down family meal.  Conveniently adjacent to the dining room is the large open plan family room/kitchen.  It is positioned at the rear of the house and has a wide range of fitted base and wall units with granite work surfaces incorporating a breakfast bar and an undermount stainless-steel sink unit under a window overlooking the side garden.  There is a multi-hob and oven range cooker with extractor hood above and stainless-steel splashback.   There is space for an American style fridge freezer and there is an integrated dishwasher.  The family area has ample space for casual dining furniture, as well as plenty of room for sofas, perfect for modern open plan style living.   The room also boasts a log burning stove and has two windows looking onto the garden at the rear.  French doors lead into the relaxing well-proportioned conservatory, which has windows to three sides and French doors that open out to the rear garden.  There is a handy separate utility room which has a range of wall and base units, laminate work surfaces to two sides incorporating a sink unit and space for a washing machine and a tumble dryer.  There is a window to the rear and a door which leads into the integral garage whilst another leads you out to the rear garden.  Finishing off the ground floor accommodation is the guest cloakroom which is fitted with a two-piece suite compromising a WC, wash hand basin and a built-in vanity unit housing useful drawers and cupboards.  

On the first floor, accessed via a turning staircase, there is a gallery hallway landing.  Overlooking the front of the home is the bright sitting room.  Offering an abundance of space for furniture, this particular room would be ideal for the family to enjoy and relax in come the evening.  To the centre of the room is the feature fireplace with marble hearth, surround and mantle piece with living flame gas fire, undeniable an attractive focal point.  There is a bay window to the front and a further three windows overlooking the side gardens.   Accessed from the sitting room, within the turret, is a butler's pantry, with sink and integrated units, and a spiral staircase leading up to a viewing point with windows which have panoramic views over the surrounding countryside.   You will find four relaxing bedrooms as well as the study on the first floor.  The spacious master bedroom, which is at the rear of the house, is a bright room featuring a double window to the side.  It has three built in “his and hers” wardrobes and a private en-suite shower room.  The luxury fully tiled en-suite, which has two opaque windows, one to the side and the other at the rear, comprises of a five-piece suite incorporating “his and hers” wash hand basins with vanity unit, WC, bidet and a shower enclosure with mains shower.  With views across the rear gardens, there are two further double bedrooms, both are spacious rooms and feature fitted wardrobes.  The fourth double bedroom is located at the front of the house and has window overlooking the front garden and features a fitted wardrobe.  There is also a convenient separate study, which has a window to the front.  Completing the accommodation, located to the rear, is the beautiful well-appointed family bathroom which is fully tiled and features a four-piece suite incorporating a WC, wash hand basin, spa bath and a double shower enclosure with electric shower. It has an opaque window to rear and an airing cupboard, which houses the hot water tank.

Externally, the house has generous gardens extending to approximately one third of an acre.   The front garden is open in style and is mostly laid to lawn.  There is a wrought iron border fence to one side and a low-level border fence to the other.  A paved pathway leads to the rear garden via a wooden gate at the side of the house.  The good-sized rear garden has a low-level border fence with mature border hedge.  The rear garden is again mostly laid to lawn with some shrub borders and planting.  There is a decked patio area, which can be accessed from the utility room, with low level ornate bordering wall, perfect for taking in the air and to enjoy alfresco dining.   There is a large monobloc driveway to the front, which provides off street parking for several vehicles.  The driveway leads to the integral double garage, which has an electric up and over door and an internal door leading into the house.  At the rear, there is an attached timber outbuilding which benefits from having power and light and a window overlooking the rear garden.  This super multi-purpose room could be utilised as a studio or gymnasium, if needed.   The rear garden also includes a handy plastic garden shed and a greenhouse.  


Carmaben Brea is situated in the picturesque village of Dolphinton.  The nearby village of West Linton, which lies four miles away is a charming conservation village and offers a good range of facilities to suit daily requirements including a bank, post office, chemist, health centre and excellent nursery and primary school.  There is also a pub, restaurant, supermarket, and a delicatessen.  More extensive facilities including secondary schooling are available in both Biggar and Peebles, both within easy reach.  A wide choice of leisure pursuits is available in the vicinity including fishing on the nearby River Tweed, tennis courts, bowling green, horse riding and golf courses.   The property is situated approximately sixteen miles south of the Edinburgh city bypass via the A702 also giving access to the M74 and the south making it an ideal base for commuters.


Mains water and drainage.  Mains electricity.  Oil fired central heating.  Timber framed doubled glazed windows and UPVC double glazed windows in the conservatory.  Telephone and fibre broadband connection.  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category H.   Amount payable for year 2019/2020 - £3,750.08.  The local authority is South Lanarkshire Council, Council Offices, Almada Street, Hamilton, ML3 0AA.  Telephone: 0303 123 1015.


From Edinburgh, take the A 702 in a south westerly direction.  Pass through West Linton, continuing along on the A702.  After approximately four miles enter the village of Dolphinton.  Carmaben Brae will be seen on the right-hand side.  Turn right into Carmaben Brae and number six is the third house on the right.


Viewings of this property are by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.

Items to be Included:

All fitted carpets, blinds, curtains and fitted light fittings throughout the property will be included in the sale.  The American fridge freezer and the range cooker in the kitchen and the washing machine and tumble dryer in the utility room will also be included in the sale. 

Home Report:

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property.   Please contact us to request a copy.

EPC Rating: 

The Energy Efficiency Rating for this property is C (74) with potential B (82).

Closing Date:

A closing date may be fixed.  Prospective purchasers who have notified their interest through lawyers to JBM Estate Agents, in writing, will be advised of a closing date, unless the property has been sold previously.

Important Note: 

Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone: 01721 540170, Fax 01721 520104.  The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase. Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.  

Anti-Money Laundering Regulations:

As with all Estate Agents, JBM Estate Agents is subject to the Money Laundering Regulations 2017.  The regulations require us, the Selling Agents, to perform various checks on the property buyer and in order to comply with the necessary regulations, any offer presented to us must be accompanied with certified photographic evidence of the buyer’s identity and separate certified evidence of the buyer’s residential address before any acceptance of the offer can be confirmed.  Alternatively, if certified documentation is not available, the buyer must attend at our office with their original documents.  Please note, until satisfactory documents have been provided and our checks have been fully completed, we are unable to mark the property as “under offer.”  You should also be aware that we are required by law to report to government authorities any evidence or suspicion regarding money laundering and that we are explicitly prohibited from notifying you of the fact that any such report has been made.    

Carmaben Brae Dolphinton
West Linton EH46 7HF
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00000517

P: 01721 540170

Dining Room

18' 4'' x 9' 11'' (5.59m x 3.02m)

Family Room / Kitchen

26' 6'' x 15' 1'' (8.08m x 4.60m)


12' 7'' x 12' 4'' (3.84m x 3.76m)

Utility Room

11' 6'' x 8' 3'' (3.51m x 2.51m)

Sitting Room

18' 0'' x 15' 1'' (5.49m x 4.60m)

Master Bedroom

12' 9'' x 11' 5'' (3.89m x 3.48m)

Bedroom 2

9' 3'' x 8' 10'' (2.82m x 2.69m)

Bedroom 3

10' 0'' x 9' 11'' (3.05m x 3.02m)

Bedroom 4

13' 5'' x 10' 0'' (4.09m x 3.05m)


6' 7'' x 4' 9'' (2.01m x 1.45m)

Attached Outbuilding

15' 0'' x 11' 0'' (4.57m x 3.35m)


19' 7'' x 18' 0'' (5.97m x 5.49m)

Carmaben Brae Dolphinton
West Linton EH46 7HF
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00000517

P: 01721 540170

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Carmaben Brae Dolphinton
West Linton EH46 7HF
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00000517

P: 01721 540170
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