Old Town, Peebles
Offers Over £320,000

The Neuk is a unique and quaint two-bedroom traditional stone terraced house, enjoying a tucked-away setting while being perfectly positioned in the heart of the picturesque Borders town of Peebles. Dating back to the late 1800s, this charming property offers 1,131 square feet of comfortably arranged accommodation over two floors, featuring a fabulous open-plan dining kitchen and family room with easy access to the garden, perfect for modern family living.  With an excellent array of local amenities, parks, woodland, and riverside walks right on its doorstep, “The Neuk” perfectly combines peaceful tranquillity with a convenient central location.  Early viewing of this delightful property is highly recommended to fully appreciate its charm and appeal.

With a modest exterior, the deceptively spacious, and versatile interior opens into a welcoming hallway, complete with a turning staircase leading to the upper floor and a generous storage cupboard beneath.  The comfortable sitting room, with a front-facing window, provides a relaxing space and features a gas fire set on a marble hearth, creating a warm and inviting focal point.  With a rear-facing window and an external door opening out to the garden, the kitchen is fitted with an excellent range of stylish wall and base units, complemented by contrasting worktops and a tiled splashback, creating a practical and attractive space.  Integrated appliances include an eye-level double electric oven, gas hob, extractor hood, and dishwasher.  Open to the kitchen is a second reception room, creating an extremely versatile space that can be used as an additional sitting area, family room, or a separate dining area if desired, offering flexibility to suit a variety of lifestyles.  Accessed from both the kitchen and the sitting room, is a rear utility hallway with a window framing garden views, whilst providing space and connections for a freestanding washing machine, tumble dryer, and fridge freezer, along with additional fitted storage, making it highly practical and useful.  Completing the ground floor is a guest WC, which offers space, and potential to be converted into a bath or shower room if required.  Up on the first floor, there are two comfortable double bedrooms.  The front-facing bedroom features a window overlooking the Old Town, and a convenient walk-in storage cupboard, while the rear-facing bedroom enjoys views of the River Tweed and benefits from generous fitted wardrobe space, combining comfort with practicality.  Elsewhere on the first floor is the shower room which incorporates a WC, wash hand basin, and a separate shower enclosure.  A skylight window allows in the natural light.  

Externally, the property benefits from having a wonderful private garden to the rear, and off-street parking area to the front.    The sunny, south-facing rear garden offers delightful views, including Peebles Old Parish Church bell tower, the River Tweed, and the surrounding hills and countryside, creating a truly picturesque and relaxing outdoor space.  Mainly laid to lawn, the garden is planted with a beautiful mix of flowers and shrubs, offering vibrant colour throughout the seasons.  A paved patio provides an ideal spot for alfresco dining or simply to relax outdoors with a morning coffee, or afternoon aperitif.  The space also features a timber garden shed and a greenhouse and is fully enclosed by a combination of traditional stone walling and timber fencing.

Location:

The Royal Burgh of Peebles is a thriving market town and the third largest in the Borders, with a population of around 9,000.  It offers an ideal country lifestyle, featuring fishing, hillwalking, mountain biking, horse riding, and golf.  The Gytes Leisure Centre provides a variety of activities for all ages, while Glentress Forest, located just 4 miles away, is known for its excellent mountain biking trails.  Cultural enthusiasts can enjoy performances at the Eastgate Theatre & Arts Centre and various festivals, including the historic week-long Beltane Festival, Arts Festival, Agricultural Festival, Rugby Sevens.  Peebles’ High Street boasts An excellent range of independent shops as well as some high street favourites, popular restaurants, a health centre, banks, and schools.  The town is conveniently located within commuting distance of Edinburgh, accessible by frequent bus services and the A703, which connects to the Edinburgh City Bypass and the airport for UK and international travel.

Services:

Mains water and drainage.  Mains electricity.  Gas central heating (new boiler 2026).  UPVC double glazed windows.  FTTP broadband connection available. 

Conservation Area and Listed Building:

The property is located within the Peebles Town Conservation area.  The property is not listed.  

Items to be Included:

All fitted floor coverings, blinds, fitted light fittings throughout, both integrated and free-standing kitchen appliances will be included in the sale of the property. 
  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category D, with an annual charge of £2,270.84 payable for the year 2026/2027.  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 (68) with potential C (74).

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.

Offers: 

All offers must be submitted to the Selling Agents in Scottish legal form, either by email to This email address is being protected from spambots. You need JavaScript enabled to view it.  or in writing to JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  The seller reserves the absolute discretion to accept or reject any offer received and is under no obligation to accept the highest or any offer.  By law, all offers received will be intimated to the seller as soon as reasonably possible until formal conclusion of missives has taken place, unless the seller has provided specific written instructions not to pass on certain offers.  Notwithstanding the receipt of an acceptable written offer, until missives are concluded, the seller and the Selling Agents reserve the right to continue marketing or re-market the property and to resume or conduct further viewings, particularly in the event of any delay by the purchaser in progressing the transaction.  The purchaser or their solicitor will be notified in writing should the seller subsequently decide to place the property back on the market.

Important Note:

While we believe the information provided to be accurate, it is not guaranteed.  All areas, measurements, and distances are approximate.  The descriptions, photographs, and floorplans are intended for guidance only and are not necessarily comprehensive.  It should not be assumed that the property remains exactly as photographed.  Any error, omission, or misstatement shall not annul the sale, entitle any party to compensation, nor provide grounds for legal action.  JBM Estate Agents have not tested any services, equipment, or facilities.  Prospective purchasers are advised to satisfy themselves by inspection or otherwise and to seek their own professional advice.  All descriptions and references to the property's condition are made in good faith.  While every effort is made to ensure accuracy, please contact us to confirm any details of particular importance to you, especially if you are planning to travel a considerable distance.

Anti-Money Laundering Regulations:

JBM Estate Agents is a regulated estate agency business and is subject to the Money Laundering Regulations 2017, the Criminal Finances Act 2017, the Proceeds of Crime Act 2002 (POCA), the Economic Crime (Transparency and Enforcement) Act 2022, and other relevant legislation.  We are required to comply with the guidelines set out by the regulator for the estate agency sector, HM Revenue & Customs (HMRC).  In accordance with these requirements, we are legally obliged to carry out identity and source-of-funds checks on all property buyers.  These checks are completed through an independent third-party verification provider and must be successfully concluded before an offer can be formally accepted or a property marked as “under offer.”  All buyers are required to complete third-party AML verification, for which a non-refundable fee of £20 plus VAT (£24 in total) per individual applies.  All information is handled securely and in accordance with current data protection legislation.  JBM Estate Agents is registered for AML supervision with HMRC under registration number XBML00000125848, and we are legally required to report any evidence or suspicion of money laundering to the relevant authorities without notification.