Bridgegate, Peebles
Fixed £180,000

An extremely charming traditional stone two-bedroom ground floor flat with private garden, peacefully nestled yet centrally located in the heart of the picturesque Borders town of Peebles. Dating back to the mid-1800s, this characterful property exudes timeless charm, enhanced by tasteful interiors and a warm, welcoming ambience throughout. Well-presented in good decorative order, the home offers a well-planned internal layout encompassing approximately 638 square feet of comfortable, single-level living space.  With its blend of traditional allure with modern convenience, and views over the Eddleston water, 11 Bridgegate is a delightful abode with broad appeal, sure to captivate a variety of buyers.  Early viewing is highly recommended to fully appreciate everything this wonderful property has to offer.

With attractive and welcoming approach through the private garden, the internal accommodation begins with an inviting entrance porch, which opens into a spacious, warm and welcoming hallway.  The relaxing sitting room enjoys a front-facing window that offers delightful views over Eddleston water, and adding a touch of character, an original iron fireplace—though decorative only—serves as a charming focal point.  Located at the rear of the property, the dining kitchen is well-appointed with a variety of wall and base units, complemented by contrasting worktop surfaces and a classic Belfast sink.  Adding to its charm is an electric Rangemaster farmhouse cooker, seamlessly blending character with modern functionality, whilst space and connections include a washing machine, dishwasher, and a fridge-freezer.  The dining area is bathed in natural light, via a skylight and two elevated rear-facing windows, creating an ideal setting for gatherings with family and friends.  A side door opens to a compact yet practical outdoor area, which also provides access to the property externally.  The property offers two comfortable bedrooms, both accessed from the spacious central hallway.  The larger bedroom is peacefully positioned at the rear of the home, while the second benefits from soothing waterside views, creating a tranquil space. This versatile room could equally serve as a home office or study, depending on individual requirements.  Completing the accommodation is a modern three-piece shower room including a WC, wash hand basin, a corner shower unit, and a rear facing opaque window allowing in the natural light.  

Externally, the charm continues with a private front garden, enclosed by original stone walling and traditional iron fencing with an access gate. This delightful outdoor space is thoughtfully designed with two areas of artificial lawn, bordered by well-maintained, mature flower beds. A vibrant array of seasonal plantings adds colour and character throughout the year, creating an idyllic setting for relaxation—perfectly complemented by the soothing sounds of the nearby Eddleston Water.  As previously noted, an outdoor area to the rear of the property provides convenient external access. Parking is available nearby on St Michael’s Bank, as well as on surrounding streets.

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.  Electric central heating.  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, light fittings, blinds, the Rangemaster cooker, 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 B.  Amount payable for the financial year 2025/2026 - £1,627.20.  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 (59) with potential C (71).

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.