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Traquair, Innerleithen Offers in the Region Of £420,000

Set in idyllic surroundings, this former gate lodge offers flexible accommodation and beautiful uninterrupted views over Traquair village and the scenic surrounding countryside. Perfect for those looking for a country retreat, but still within commuting distance of Edinburgh, Kirkhouse Lodge is situated in the heart of the notable village of Traquair, two miles south of the popular Borders town of Innerleithen and within easy access to the nearby market towns of Peebles and Galashiels.

This picturesque Grade B listed stone built house was originally constructed in 1867 as a gate lodge for Kirkhouse, a farmhouse belonging to the Bowhill Estate owned by the Duke of Buccleuch. The house retains many original internal and external features such as an arched entrance porch, stone flags, mullion windows and detailed cornicing. Lovingly improved and extended by its existing owners in 2003 with the addition of a contemporary modern wood extension to create a comfortable and spacious family home.  

Internally, the bright and generously proportioned accommodation comprises: entrance hallway with storage cupboard, rear porch, double bedroom, shower room, gorgeous sitting room with vaulted ceiling with exposed beams and oil fired stove, staircase leading to fourth bedroom/study, utility room, kitchen fitted with a range of wall and base units and solid stone worktops and Belfast sink, bathroom with panelled bath and separate shower enclosure, family room with oil fired stove, rear hallway, double bedroom and another double bedroom. The floored and lined attic, which is accessed via a hatch with pull down ladder in the original part of the house and benefiting from two Velux windows, currently provides excellent storage space. This has the potential and scope to be refurbished to provide added family accommodation, subject of course to the necessary planning permission being obtained.  

Externally, there are delightful and well maintained mature gardens to the front, side and rear of the house.  The pretty front garden has an area of lawn with shrub borders and is bordered with wooden fencing, hedging and dry stone walling.  The large sweeping rear garden is fully enclosed and has areas of lawn, flower beds and shrub borders as well as a paved patio area.  There is also an enclosed vegetable garden.  The house is accessed via a shared gravelled driveway with Kirkhouse.  There is a detached timber framed double carport to the side of the house, which has power and light.  There are also three useful timber sheds.      


Kirkhouse Lodge is located in the village of Traquair, near to the charming Borders town of Innerleithen, the main Border towns are easily reached while Edinburgh lies approximately 30 miles to the North. The town offers a good range of local shopping, medical centre, post office, hotels, restaurants and cafes, as well as a primary school. The neighbouring town of Peebles offers further facilities including the local High School, Tesco and Sainsbury’s supermarkets, swimming pool and leisure centre. Lying in the heart of the picturesque Tweed Valley, the town of Innerleithen makes both an ideal commuter choice and a central base for indulging in the various activities available nearby such as golf, fishing, hill walking and horse riding, not to mention the world-renowned mountain biking centres of Innerleithen and Glentress being on the doorstep.  In addition, Innerleithen and the wider area of the Borders has a thriving Arts Community, with many Art Galleries and a wide variety of arts and crafts activities for all ages. There is a multi-screen cinema in nearby Galashiels and there are a number of local theatre and music groups, notably St Ronan’s Silver Band and Tweeddale Pipe Band.  There are also several annual events held in Innerleithen including: the Music Festival with the stars of Celtic music and more; Innerleithen Games week which includes the Cleikum ceremony, kid's sports night, fancy dress parade, quiz night and more. Distances: Edinburgh 30 miles, Peebles 6 miles, Galashiels 12 miles (All distances are approximate)


From Peebles travel approximately 6 miles south-east on the A72 to Innerleithen, on entering the town turn right onto Traquair Road (B709).  Travel along towards the village of Traquair for approximately two and half miles.  Kirkhouse is situated on the left hand side.  For those with satellite navigation the postcode of the property is EH44 6PU.


Mains electricity. Private water connection via a shared borehole.  Private drainage to septic tank. Oil fired central heating with additional electric night storage heaters.  LPG gas bottles connected to the gas hob in the kitchen.  Timber framed double glazed windows throughout.  Telephone and broadband connection. 

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category E. The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.


Viewing is available 7 days a week strictly by appointment by calling JBM Estate Agents on 01721 540170.  Telephone lines are open 7 days a week, from 8am to 6pm Monday to Friday and 9am to 1pm Saturday and Sunday.  

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 (45) with potential B (86).

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.  


Innerleithen EH44 6PU
County: Scottish Borders
Sale Type: Sold STC
Ref #: 00000133

P: 01721 540170

Living Room

19' 2'' x 16' 1'' (5.83m x 4.91m)


14' 2'' x 8' 8'' (4.31m x 2.63m)

Family Room

13' 1'' x 12' 4'' (3.98m x 3.76m)


12' 10'' x 9' 11'' (3.90m x 3.03m)


12' 10'' x 10' 0'' (3.90m x 3.06m)


9' 11'' x 7' 11'' (3.01m x 2.42m)


15' 8'' x 9' 11'' (4.78m x 3.01m)


20' 4'' x 11' 9'' (6.19m x 3.57m)

Utility Room

10' 2'' x 7' 8'' (3.09m x 2.34m)

Innerleithen EH44 6PU
County: Scottish Borders
Sale Type: Sold STC
Ref #: 00000133

P: 01721 540170
Name Location Type Distance
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