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Cross Street, Peebles
Offers Over £175,000

28A Cross Street, Peebles, EH45 8LE

Under Offer
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A wonderful two-bedroom main door first and attic floor flat occupying a fantastic central location situated within the conservation area in the picturesque Borders town of Peebles. Originally built in around 1885, this solid stone property offers well-proportioned accommodation totalling an impressive 1,066 square feet over two floors.   With a central location just a short walk from the bustling high street, and an area of private garden ground, we are sure this lovely flat will prove extremely popular appealing to a wide range of buyers.  Early viewing comes highly recommended to fully appreciate the location and the accommodation on offer.

Accessed via an external stone staircase at the rear of the building, the internal accommodation, which is in good decorative order throughout, comprises; entrance vestibule leading into an inner hallway giving access to all first floor accommodation and a staircase leading to the second floor.  Positioned to the front is an impressive relaxing sitting room which is of a good size and features triple aspect windows providing an outlook over Cross Street and the countryside beyond.  The kitchen is fitted with an excellent range of wall and base units with complementary worktop surfaces incorporating a stainless-steel sink unit positioned below a rear facing window.  Integrated appliances include an electric oven, a gas hob, and a cooker hood, whilst space and services are provided for a washing machine, dishwasher, and an undercounter fridge.  Open to the kitchen is a wonderful dining area, perfect for entertaining.  There is a generous built in cupboard within the kitchen providing excellent and useful storage space.  Up on the second floor there are two generous double and comfortable bedrooms, one positioned to the rear featuring fitted wardrobes and allowing fantastic rooftop and countryside views over the beautiful Tweed Valley.  The second is located to the front also benefiting from a fitted wardrobe whilst a Velux window floods the room with natural light.  

Externally, the property benefits from having an area of private garden ground located adjacent to the external stone staircase.  Enclosed by stone walling incorporating an iron gate, the garden enjoys a paved patio area bordered by decorative chips providing the ideal space for alfresco dining in the summer months whilst enjoying views over the Old Cross Kirk.  Parking is available to the rear, and also on-street 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 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 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, fitted light fittings, and the washing machine, fridge, and dishwasher will be included in the sale of the property.


Mains water and drainage.  Mains electricity.  Gas fired central heating. Telephone with broadband connection.  Mixture of UPVC and aluminium 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 B.   Amount payable for year 2022/2023 - £1,376.64.  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 (72) with potential C (76).

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.    


Sitting Room

18' 7'' x 13' 4'' (5.66m x 4.06m)

Kitchen/Dining Room

16' 6'' x 14' 9'' (5.03m x 4.50m)

Bedroom 1

13' 3'' x 11' 5'' (4.04m x 3.48m)

Bedroom 2

18' 3'' x 9' 9'' (5.56m x 2.97m)


Cross Street
Peebles EH45 8LE
County: The Scottish Borders
Sale Type: Under Offer
Ref #: 00001422
Scott Murray
JBM Estate Agents
P: 01721 540170
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