Kittlegairy Road, Peebles
Offers Over £220,000

Positioned within a desirable modern development, a fantastic, three-bedroom mid-terraced house with private rear garden pleasantly positioned on the southern side of the picturesque Borders town of Peebles. Recently redecorated with fresh, crisp interiors throughout, this property offers comfortable accommodation spanning 736 square feet, featuring a practical and well-designed layout over two levels.  Located approximately a twenty-minute walk from the town centre and well-served by a local bus route, the property is also within easy reach of both primary and secondary schools, making it an ideal choice for families, first-time buyers, or those looking to downsize. Early viewing is highly recommended to fully appreciate all this home has to offer.

The well-appointed internal accommodation begins with a welcoming entrance hallway, featuring a convenient guest cloakroom/WC and a staircase leading to the upper floor.  Situated at the front of the property, the modern fully integrated kitchen boasts a range of fitted wall and base units, a stainless steel sink, and laminated work surfaces, all enhanced by a stylish tiled splashback. Integrated appliances include an electric oven, gas hob, cooker hood, dishwasher, washing machine, and fridge freezer. There is also ample space for a breakfast table and chairs, making it ideal for casual dining.  Positioned at the rear of the property, the bright and spacious sitting room offers a relaxing atmosphere, featuring a rear-facing window and French doors that provide seamless access to the private garden. There's ample space for a dining table and chairs, ideal for entertaining family and friends, while a handy under-stair cupboard adds practical storage.  The first floor features a landing with a useful linen cupboard and access to the loft space.  At the front of the property is the charming principal bedroom, complete with a built-in wardrobe and a window overlooking Kittlegairy Road.  To the rear, there is a bright second double bedroom with a rear-facing window, as well as a versatile single bedroom which could equally serve as a home office or nursery, also benefiting from a rear-facing window.  Completing the accommodation is a partially tiled bathroom fitted with a WC, wash hand basin, and a panelled bath with a mains shower over, along with an opaque window to the front for natural light.  

Externally, there are private garden grounds to the front and rear of the property.  To the front, the open-style garden is laid to lawn and features a paved pathway leading to the entrance.  At the rear, the sunny, south-facing garden is also laid to lawn and enhanced by a paved patio area, ideal for alfresco dining and relaxing during the warmer months.  A garden shed offers excellent outdoor storage, while the space is fully enclosed by timber fencing with a gate providing convenient rear access. The development also benefits from ample resident and visitor parking.

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 fired central heating.  UPVC double glazed windows.  FTTP broadband connection available.  

Development Factor:

The development's communal areas are managed by Scottish Woodlands Trust, with an annual factoring charge of approximately £255 payable in 2024.

Items to be Included:

All fitted floor coverings, fitted light fittings, blinds throughout, and integrated 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 C, with an annual charge of £1,859.65 payable for the year 2025/2026.  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 B (81) with potential A (94).

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: 

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.  

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:

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 by 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 our office with their original documents.  Please note, that 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.