Caledonian Road, Peebles
Fixed £265,000

A charming three-bedroom main door first floor flat forming part of a traditional stone-built property occupying a corner position located on the southern side of the picturesque Borders town of Peebles. Retaining many original features, the property offers spacious accommodation totalling an impressive 1,006 square feet and benefits from having enclosed private mature garden grounds. Enjoying a location just a short walk from the bustling high street with excellent amenities, and beautiful riverside walks and parks on the doorstep, this property is sure to prove popular and appeal to a wide range of buyers and early viewing comes highly recommended.  

Accessed at ground level to the side of the property via an internal stairwell, the well-proportioned internal accommodation comprises; welcoming first floor hallway landing providing access to all accommodation.  Positioned to the front, the elegant sitting room boasts of traditional high ceilings finished with ornate cornicing, a traditional style living flame gas fire, and a large bay window providing fabulous views over Peebles and the Tweed Valley countryside beyond.  Positioned to the rear enjoying dual aspect windows, the dining kitchen is fitted with an excellent range of modern wall and base units with contrasting worktop surfaces incorporating a stainless-steel sink unit.  Integrated appliances include an electric oven, gas hob, extractor hood, dishwasher, washing machine, and a fridge freezer, whilst there is ample space for a dining table and chairs, perfect for entertaining family and friends.  There are three bedrooms, two comfortable doubles to which both benefit from fitted wardrobes, and a single bedroom which could equally be used as a separate home study if needed.  Completing the accommodation of this delightful property is the modern, fully tiled shower room incorporating a WC, vanity unit with wash hand basin, an enclosed shower unit, and a side facing opaque window allowing in the natural light.  

Externally, the property benefits from having a generous area of private garden ground to the side of the property.  Fully enclosed, the garden enjoys an array of mature planting and shrubbery offering bursts of colour throughout the year.  There are two areas laid to lawn, and a large, paved area providing ample space for both outdoor lounge and dining furniture, perfect for alfresco dining in the summer months.  A large outdoor store accessed via the garden provides excellent external storage space.   

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.

Items to be Included:

All fitted floor coverings, fitted light fittings, sitting room curtains, and integrated kitchen appliances will be included in the sale of the property.

Services:

Mains water and drainage.  Mains electricity.  Gas fired central heating.  Telephone with broadband connection.  Sash and case style double-glazed windows.

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category E.   Amount payable for year 2023/2024 - £2,395.69.  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 E (45) with potential C (75).

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.