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Morning Hill, Peebles Offers Over £375,000

An impressive three-bedroom detached family house built in the 1990’s and situated on a small exclusive cul-de-sac in the picturesque Borders town of Peebles. This delightful house offers spacious accommodation totalling an impressive 1,781 square feet and provides excellent family sized accommodation over two floors. Benefitting from a large kitchen diner, two relaxing reception rooms as well as a double garage and a south facing rear garden, this house is perfect for modern family living. With a highly desirable location, it is sure to prove popular and early viewing is highly recommended to appreciate the accommodation on offer.  

The internal accommodation comprises; a bright and welcoming entrance hallway giving access to all ground floor accommodation with a staircase to the upper floor and a useful under stairs storage cupboard.  Positioned at the front, there is a good-sized dining room featuring a lovely bay window letting in lots of natural light.  This versatile room could easily be used as a fourth bedroom if required.  Positioned at the rear is a very generous sitting room which enjoys two large windows overlooking the delightful rear garden.  The sitting room features a circular wood burning stove set upon a stone hearth giving the room a real focal point.  Adjacent to the sitting room is good sized dining kitchen.  The kitchen is fitted with a wide range of wall and base units with complementary worktops incorporating a gas hob and a sink unit positioned underneath a rear facing window.  Integrated appliances include an eye level double electric oven, cooker hood, dishwasher, and a fridge freezer.  There is an external door to the side of the property giving access to the garden.  The dining area is of a good size and enjoys patio doors leading out to the private rear garden.  Completing the ground floor accommodation is a handy guest cloakroom incorporating a WC and wash hand basin.  

On the first floor there is a spacious and bright hallway landing with a useful storage cupboard.  Positioned at the rear is the generous master bedroom which features a fitted wardrobe and a private en-suite shower room featuring a wash hand basin, WC and a separate corner shower cubicle.  To the front is a comfortable double bedroom and a generous single bedroom to which both feature fitted wardrobes and enjoy windows over-looking Morning Hill.  Completing the accommodation is the modern family bathroom which is fully tiled and features a white three-piece suite incorporating a WC, wash hand basin and a bath with electric shower over.  

Outside; there is a generous open style garden to the front which is mainly laid to lawn with a large monobloc driveway providing off street parking for several vehicles.  The driveway leads to an integral double garage with two metal up and over doors.  To the rear of the garage there is a utility space where there is a sink unit, and space and plumbing for a washing machine and a tumble dryer.  The beautiful and well-kept south facing rear garden has an array of planted areas of flowers and shrubs and a large area of lawn.  There is a delightful timber summer house overlooking the garden, perfect for relaxing.  There is a large paved patio area which can also be accessed from the dining area providing the perfect space for alfresco dining in the summer months. The private and enclosed rear garden is bound by timber fencing and hedging. 


The Royal Burgh of Peebles is a thriving market town and the third largest town in the Borders with a population of around 8,000.  Peebles is an ideal location for those looking to enjoy the country lifestyle taking full advantage of the fishing, hillwalking, mountain biking, horse riding and golf facilities that the area has to offer.  There is a swimming pool and the Gytes Leisure Centre offers a wide variety of leisure activities to suit adults and children.  Glentress Forest and its popular mountain biking routes are approximately 4 miles east of Peebles offering excellent biking facilities. For those who enjoy the creative arts, the Eastgate Theatre & Arts Centre showcases local and international musical and artistic talent throughout the year and there are a number of popular festivals throughout the year to include the week-long Beltane Festival which is steeped in the history of Peebles and follows a traditional format, an Arts Festival, Agricultural Festival, Rugby Sevens and TweedLove Bike Festival, to name just a few. The High Street of Peebles has a wide selection of independent retailers and highly regarded restaurants as well as a number of high street favourites.  The town also has a health centre, dentists, vets, banks and supermarkets as well as primary and secondary schools. Peebles is ideally situated within commuting distance of Edinburgh which can be reached by private or public transport.  There is a frequent bus service running to and from Edinburgh as well as services for Biggar, Galashiels and nearby local towns.  The A703 gives easy access to the Edinburgh City Bypass for onward travel to many destinations and Edinburgh Airport for UK or overseas travel.


Mains water and drainage. Mains electricity. Gas fired central heating.  Timber framed double glazed windows throughout. Telephone and fibre broadband connection.  

Items to be Included:

All fitted carpets, blinds, curtains and light fittings throughout the property will be included in the sale.  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category G, with an annual charge of £3,202.42 payable for the year 2020/2021. The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

Viewing Arrangements: 

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

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 (83).

Closing Date:

A closing date may be fixed, however, there is no requirement for the seller to fix a closing date when more than one interest is noted.  JBM Estate Agents is entitled to accept their client’s instructions to accept an incoming offer without having a closing date and without giving other parties who may have noted interest an opportunity to offer.  Prospective purchasers who have notified their interest through their lawyers to JBM Estate Agents, in writing, will be advised of a closing date if set, unless the property has been sold previously.   

Important Note: 

Formal offers should be submitted to the Selling Agents in Scottish legal form to 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.  

Morning Hill
Peebles EH45 9JS
County: The Scottish Borders
Sale Type: Sold STC
Ref #: 00000552

P: 01721 540170

Sitting Room

19' 7'' x 12' 11'' (5.97m x 3.94m)

Dining Room / Family Room

13' 6'' x 13' 0'' (4.11m x 3.96m)

Dining Kitchen

19' 8'' x 13' 9'' (5.99m x 4.19m)

Bedroom 1

12' 3'' x 12' 2'' (3.73m x 3.71m)

Bedroom 2

14' 2'' x 8' 8'' (4.32m x 2.64m)

Bedroom 3

10' 9'' x 7' 8'' (3.28m x 2.34m)

Double Garage

17' 7'' x 16' 11'' (5.36m x 5.16m)

Morning Hill
Peebles EH45 9JS
County: The Scottish Borders
Sale Type: Sold STC
Ref #: 00000552

P: 01721 540170
Name Location Type Distance
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