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An absolutely charming three-bedroom traditional stone built semi-detached cottage enjoying a central location within an established residential area in the heart of the picturesque Borders town of Peebles. Originally constructed in 1880, the property is bursting with original charm whilst contemporary upgrades and a rear extension provide for modern family living. Benefiting from an extremely spacious attic room, a private and enclosed South facing rear garden, and a location just a hop, skip and jump away from the fabulous High Street with excellent amenities, this property is sure to prove popular to a wide range of buyers and early viewing is highly advised.
Offering an impressive 1,023 square feet across the ground floor, the well-proportioned internal accommodation comprises; entrance vestibule leading into a welcoming inner hallway giving access to all accommodation. Positioned to the front is the beautiful sitting room which features original ornate cornicing and a timber panelled bay window flooding the room with natural light. There is recessed display shelving and a timber surround gas fire giving the room a real focal point. Adjacent to the sitting room with a rear facing window is the formal dining room which features an Edinburgh press style storage cupboard, and a tiled fireplace, and whilst this makes the perfect room for entertaining family and friends as a dining room, it could equally be used as a comfortable third bedroom if required. Positioned to the rear of the property is the light and airy modern kitchen fitted with an excellent range of wall and base units with complimentary worktops incorporating a composite sink unit positioned below one of two side facing windows. Integrated appliances include a double electric oven, gas hob, and a cooker hood, whilst space and services are provided for a dishwasher, washing machine, tumble dryer, and a fridge freezer. The kitchen provides ample space for a small table and chairs and gives direct access out to the private garden via a rear facing external door. There are two comfortable double bedrooms, one located to the front overlooking the pretty mature front garden, and the second located to the rear. Both bedrooms are of a generous size and feature Edinburgh press style storage cupboards. Completing the accommodation is the family shower room which incorporates a WC, wash hand basin, and a large walk-in shower. Finished with stylish tiling, the shower room enjoys a side facing opaque window allowing in the natural light.
The property is finished by an extremely spacious attic room, totalling 417 square feet, which is accessed by a Ramsay ladder via a ceiling hatch located in the hallway. Fully floored and lined, the attic room features two Velux windows, a large walk-in storage cupboard, and a separate WC with wash hand basin. Subject to the necessary planning consents, this room has the potential to be converted into a further bedroom with private en-suite if required.
Externally, the property benefits from private gardens to the front, side, and rear. The front garden is partially bound by original stone walling and is mainly laid with decorative chips and mature planting. A pathway to the side of the property leads round to the sunny South facing rear garden which enjoys an area laid to lawn, a timber decked area leading to a green house, and a large, paved patio area providing the perfect space for alfresco dining and entertaining, or to simply relax in the summer months. There is a timber garden shed providing external storage and the garden is fully bound by timber fencing. Unrestricted on street parking is available to the front of the property.
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.
Items to be Included:
All fitted floor coverings, blinds and fitted light fittings throughout the property will be included in the sale.
Main’s electricity. Main’s gas fired central heating. Main’s water and drainage. Telephone with broadband connection. UPVC double-glazed windows and timber framed double glazed Velux windows.
Council Tax and Local Authority:
For Council Tax purposes this property has been assessed as band category E. Amount payable for year 2022/2023 - £2,281.69. The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.
Viewings of this property are strictly by appointment. For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.
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.
The Energy Efficiency Rating for this property is C (69) with potential B (89).
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.
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.
17' 5'' x 11' 6'' (5.31m x 3.51m)
13' 9'' x 9' 11'' (4.19m x 3.02m)
12' 7'' x 10' 4'' (3.84m x 3.15m)
12' 6'' x 11' 5'' (3.81m x 3.48m)
15' 3'' x 15' 1'' (4.65m x 4.60m)
21' 9'' x 16' 0'' (6.63m x 4.88m)