Kittlegairy Park, Peebles
Offers Over £285,000

** Home Report valuation £320,000 - copy available upon request **

An attractive three-bedroom modern detached house peacefully situated within a desirable development located on the southern side of the picturesque Borders town of Peebles. Built in 2015, the property has been tastefully converted on the ground floor, and in total offers, 1,015 square feet over two floors benefiting from an extremely beautiful, recently landscaped private garden to the rear. Enjoying a comfortable layout with an open-plan dining kitchen, approximately just a twenty-minute walk away from the town centre with an excellent array of amenities, serviced by a local bus route, and within easy reach of schooling, this property is sure to appeal to a wide range of buyers and early viewing comes highly advised.  

Well presented, in immaculate decorative order throughout, the well-proportioned internal accommodation comprises; an entrance hallway with a guest cloakroom incorporating a WC, and a wash hand basin.  The sitting room offers views over the front garden and Kittlegairy Park and features a staircase to the upper floor, and a charming log-burning stove giving the room a real focal point.  Positioned to the rear is a large dining kitchen which is fitted with a good range of modern wall and base units with contrasting worktop surfaces incorporating a stainless-steel sink unit positioned below a rear facing window. Integrated appliances include a gas hob, cooker hood, electric oven, dishwasher, washing machine, and fridge freezer.  The dining area offers ample space for a dining table and chairs and features a rear facing bay window enjoying an outlook over the landscaped garden, the ideal space for entertaining family and friends.   Completing the ground floor accommodation, which has been tastefully converted from what was originally the garage is a fantastic versatile room, currently used as a separate home study and tv room by the current owners but could equally be used as a formal dining room, fourth bedroom or as desired.  Up on the first floor, there is a hallway landing with a useful storage cupboard and an access hatch to the loft space.  Positioned to the rear is a lovely, good sized master bedroom which features generous fitted wardrobes, and a private en-suite shower room which benefits from a heated towel rail.  There are further bedrooms, both located to the front of the house, one a comfortable double, and the other a small double.  The accommodation of this delightful property is completed by the family bathroom, which features a three-piece suite, and a side facing opaque window allowing in the natural light.

Externally, there are private garden grounds to the front, side and rear of the property.  The low maintenance open-style garden to the front has an area laid to decorative chips, a paved pathway leading to the property, and a monobloc driveway providing off-street parking for two vehicles.  A timber gate to the side provides access to the rear garden which has been recently, and tastefully landscaped to an extremely high standard.  Whilst there is an area laid to lawn, a fabulous and sizeable paved patio area to the rear of the garden offers ample space for both outdoor lounge and dining furniture, perfect for alfresco dining, entertaining, and relaxing in the summer months.  The rear garden also benefits from a further paved patio area, two garden sheds providing excellent storage, and a wood store and is fully bound and enclosed by timber fencing.    

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 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.

Services:

Mains water and drainage.  Mains electricity.  Gas fired central heating.  UPVC double glazed windows.  Telephone and fibre broadband connection.  

Development Factor:

The communal areas of the development are managed by Scottish Woodlands Trust with an annual factoring charge of £240.00 payable in 2022/2023.

Items to be Included:

All fitted floor coverings, blinds and light fittings throughout, and integrated kitchen appliances will be included in the sale of the property.  Please note, that many of the items of furniture within the property can also be included in the sale.  
  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category E, with an annual charge of £2,395.69 payable for the year 2023/2024.  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 (79) with potential B (90).

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.