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Manor, Peebles Offers Over £495,000

Set in idyllic surroundings, Hallyards Lodge is a fabulous extended four-bedroom detached family home offering outstanding accommodation and beautiful uninterrupted views over the scenic surrounding countryside. This picturesque Grade C listed Whinstone cottage was originally constructed in the early 19th century as the Gate Lodge for Hallyards Manor House built in the 17th century.  Hallyards Lodge is on the renowned walking route of the famous writer John Buchan, which links Peebles to Broughton.  The fourteen-mile route was opened in 2003 and its waymarked in both directions.  

Situated in the heart of the Manor Valley just three miles south west of the popular Borders town of Peebles the house offers well-proportioned accommodation totalling an impressive 2,304 square feet.  Benefitting from a newly built detached garage which offers a further two rooms positioned above and its very own shower room adding a further 820 square feet of accommodation.  Immaculately decorated and well-presented throughout with upgraded oak doors and skirtings and retaining many original features, this house not only offers a wonderful family home with additional flexible accommodation.  Early viewing is highly recommended to appreciate the location and the fantastic accommodation on offer.

The internal accommodation comprises; welcoming entrance split-level hallway with mandarin stone flagstones, underfloor heating and excellent fitted storage.  Positioned at the front of the house is a generous sized lounge with windows to the front and side, feature brick inglenook fireplace with a multifuel burning stove giving the room a real focal point.  French doors lead into a beautiful bright sunroom with engineered oak flooring, three Velux ceiling windows and windows to two sides offering outstanding views over the gardens and grounds.  There are French doors leading out to an extensive decked area to the rear.  The dual aspect kitchen/dining room has a range of hand crafted, made to measure solid wood units with integrated dishwasher and granite worktop surfaces featuring a Belfast sink positioned under a side facing window.  There is space for a fridge and freezer.  A further brick fireplace houses a free-standing electric range cooker.  The dining area, positioned at the rear of the property, is the perfect space for entertaining friends or a sit-down Sunday roast with the family.  Again, this room features a Velux ceiling window and French doors leading out to the decked area.  Adjacent to the dining area is a handy utility room which has a sink, space for a washing machine, underfloor heating and an external door leading out to the side garden.  Positioned at the rear is a generous double bedroom with fitted wardrobes and French doors leading out to the decked area to the rear.  Completing the accommodation on this floor again with mandarin stone flagstones is a modern three-piece shower room incorporating a WC, wash hand basin and a corner shower unit.   Taking the stairs to the upper floor, a hallway landing gives access to a further three relaxing double bedrooms, two featuring dual aspect dormer windows to the front and arch style windows to the side.  Both of these bedrooms feature original fireplaces to which one is still in full working order, whilst the other is now just for decorative show.  The final bedroom is situated at the rear and has a window overlooking the gardens.  Completing the upper floor accommodation is a modern family bathroom which has been fully upgraded and features a slipper bath, separate large electric shower unit, WC, and wash hand basin. 

Outside, there are delightful and well-maintained mature gardens surrounded by picturesque views to the front, side, and rear of the house.   To the front there is a shared section of a private road, gravelled driveway and a turning area offering parking for several vehicles.  To the side of the property there is an external stone-built storage unit positioned to the side of the utility room.  The large sweeping rear garden has areas of lawn, flower, and shrub beds along with a stream.  There is also access to the Manor Water.  There is a wonderful addition of an extensive decked area stretching the whole length of the house, making the most magnificent area for alfresco entertaining or to simply sit back and relax with an aperitif and take in those countryside views.  

The fabulous addition of a newly built large detached garage is positioned to the side of the house and benefits from having an electrically operated garage door, double glazed windows, zinc roof and is insulated to a housing standard .  The garage further benefits from two generous sized rooms above accessed via an internal staircase from an external door into a ground floor hallway where there is also a separate modern three-piece shower room with WC, wash hand basin and a corner shower unit.  These versatile rooms are currently used as a studio and a fantastic office, the perfect space to work from home.  This building has been granted permission to be used in any way incidental to the main house and would make a fantastic home office or recreational building such as home gym, cinema room or library but subject to planning permission, it may be used as a residential annexe or tourist accommodation.


Hallyards Lodge is located within the stunning Manor Water valley, approximately three miles south west of the town of Peebles.  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.  The town offers an excellent array of amenities including banks, post office, a range of shops, supermarkets, and restaurants, as well as excellent schools at primary and secondary levels. The school bus stops at the entrance to Hallyards Lodge.  There is also a swimming pool, leisure centre, theatre, and an arts centre.  The local area is particularly well served for recreational activities with excellent golf courses, fishing, walking and extensive mountain biking all within easy reach.  There is also a livery yard within Kirkton Manor.  In   the summer, Peebles really comes alive with residents treated to some spectacular events right on their doorstep, including the Beltane Week, Agricultural Show, Rugby Sevens, Arts Festival, Jazz Festival and Highland Games.  There is good access from Peebles to the other Borders towns via the road network, with the A703 giving access to Edinburgh City Bypass, and the capital beyond.  A regular bus service runs to and from Edinburgh and to neighbouring towns including Galashiels.


Privately owned bore hole with water storage tank.  Private drainage.  Mains electricity.  Oil fired central heating.  Mixture of PVC and timber double glazed windows.  Telephone and broadband connection within the house and the garage.  

Items to be Included:

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

For Council Tax purposes this property has been assessed as band category F, with an annual charge of £2,684.87 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 E (51) with potential B (83).

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.    

Peebles EH45 9JQ
County: Scottish Borders
Sale Type: Under Offer
Ref #: 00000561

P: 01721 540170


23' 6'' x 15' 3'' (7.16m x 4.65m)

Kitchen / Dining Room

31' 3'' x 11' 11'' (9.52m x 3.63m)


15' 9'' x 14' 9'' (4.80m x 4.50m)

Bedroom 4

19' 9'' x 8' 9'' (6.02m x 2.67m)

Bedroom 1

13' 8'' x 12' 9'' (4.17m x 3.89m)

Bedroom 2

19' 8'' x 8' 8'' (5.99m x 2.64m)

Bedroom 3

13' 9'' x 8' 10'' (4.19m x 2.69m)


22' 0'' x 17' 6'' (6.71m x 5.33m)


17' 6'' x 11' 0'' (5.33m x 3.35m)


17' 6'' x 10' 6'' (5.33m x 3.20m)

Peebles EH45 9JQ
County: Scottish Borders
Sale Type: Under Offer
Ref #: 00000561

P: 01721 540170
Name Location Type Distance
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