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Edderston Road, Peebles
Offers Over £410,000

Sorbie, 13 Edderston Road, Peebles, EH45 9DT

Sold STC
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A fabulous semi-detached traditional stone built three-bedroom house located within the conservation area in the picturesque Borders town of Peebles. Named “Sorbie”, the property is presented in immaculate decorative order throughout boasting a tasteful, stylish interior offering spacious and versatile accommodation totalling an impressive 1,510 square feet over two floors. Benefiting from private gardens to the front and rear, a location just a short walk from the bustling High Street, excellent local amenities, riverside walks and parks, this handsome property is sure to prove popular and early viewing comes highly recommended.   

Full of charm, retaining many original features, the internal accommodation comprises: entrance vestibule leading into a bright and welcoming inner hallway with guest cloakroom WC and a timber spindled staircase leading to the first floor.  Positioned to the front, the elegant sitting room features a large, panelled bay window, detailed cornicing, and display shelfing, whilst a fabulous stove style gas fire gives the room a real focal point.  Towards the rear of the house is a large dining room with a stylish recessed gas fire giving the room a modern feel, whilst an Edinburgh press storage cupboard keeps the original charm and provides the perfect space for entertaining family and friends.  Open to the dining room is the well-appointed kitchen which is fitted with an excellent range of wall and base units with timber worktops incorporating a white sink unit positioned below a side facing window.  Integrated appliances include a double electric oven, gas hob, an extractor hood, and fridge freezer, with space and services are provided for a washing machine and dishwasher.  Accessed via the dining room and positioned to the rear is a light and relaxing sunroom which enjoys idyllic views over the private garden and benefits from having a large, fitted storage cupboard.  Completing the ground floor accommodation is a separate study which could equally be used as a fourth bedroom, playroom, or a further reception room.  On the upper floor there is a bright and airy hallway landing which features a fitted cupboard providing useful storage, and a Velux sky light allowing in lots of natural light.  There are three tastefully decorated comfortable double bedrooms, two positioned to the front enjoying views over Edderston Road, and one to the rear overlooking the private garden which benefits from generous fitted wardrobe space, and a conveniently fitted wash hand basin.  The accommodation is completed by the well-appointed fully tilled family bathroom which benefits from underfloor heating and incorporates a WC, wash hand basin positioned below a rear facing opaque window, and a panelled bath with shower over.

Externally, there are well-maintained gardens to the front and rear of the property.  The pretty front garden is laid to decorative chips with areas of mature planting bound by original stone walling.  A gated pathway to the side of the property leads to the fully enclosed south west facing rear garden where there is a large area laid to sandstone paving, and a feature circular monobloc patio, whilst a large timber decked area crossing over the Eddleston stream provides the ideal space for alfresco dining and entertaining in the summer months.  The bottom area of the garden is fully laid to lawn, where there is also a greenhouse, perfect for those with green fingers.  A large timber shed which benefits from having power and light provides excellent outdoor storage.  Unrestricted on street parking is available to the front of the property.  

Location:

The Royal Burgh of Peebles is a thriving market town and the third largest town in the Borders with a population of around 9,000.  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 four 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.

Services:

Main’s water and drainage.  Main’s electricity.  Main’s gas fired central heating.  Windows are of UPVC double glazed to the rear and single timber glazed to the front.  Telephone and broadband connection.  

Items to be Included:

All fitted floor covering, blinds, and fitted 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 F, with an annual charge of £2,789.82 payable for the year 2022/2023.  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 D (67) with potential B (84).

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: 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.    


Rooms

Sitting Room

17' 8'' x 14' 4'' (5.38m x 4.37m)

Dining Room

13' 9'' x 11' 5'' (4.19m x 3.48m)

Kitchen

11' 9'' x 8' 4'' (3.58m x 2.54m)

Study

10' 5'' x 9' 4'' (3.17m x 2.84m)

Sunroom

12' 6'' x 7' 3'' (3.81m x 2.21m)

Bedroom 1

17' 4'' x 10' 11'' (5.28m x 3.33m)

Bedroom 2

14' 0'' x 11' 5'' (4.27m x 3.48m)

Bedroom 3

10' 1'' x 8' 4'' (3.07m x 2.54m)


Location

Edderston Road
Peebles EH45 9DT
County: The Scottish Borders
Sale Type: Sold STC
Ref #: 00001230
Scott Murray
JBM Estate Agents
P: 01721 540170
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