Rosetta Road, Peebles
Offers Over £160,000

Enjoying a delightful setting, a charming two-bedroom first and attic floor flat positioned within an attractive traditional stone building, nestled in the beautiful Borders town of Peebles. Dating back to 1870, this bright and welcoming property features a a comfortable layout extending to 665 square feet, spread across two levels.  The property enjoys the advantage of a charming private garden area to the rear enhanced by a timber garden summer house.  Ideally situated within walking distance of the vibrant High Street with its excellent amenities, scenic parks, and picturesque riverside walks, early viewing is highly recommended.

Accessed via an external stone staircase at the rear of the property, the accommodation opens into a spacious and inviting entrance hall, featuring a staircase to the upper floor with cleverly integrated storage beneath.  The relaxing sitting room boasts a large walk-in storage cupboard and a front-facing window overlooking Rosetta Road, bathing the space in natural light.  Adjacent to the sitting room, the well-appointed kitchen features a range of wall and base units, enhanced by contrasting worktops, a stainless steel sink, and a tiled splashback. Designated space and connections include a freestanding cooker, washing machine, and fridge freezer, along with ample room for a bistro-style table and chairs—ideal for casual dining.  Completing the first-floor accommodation is the bathroom, fitted with a WC, wash hand basin, and a panelled bath with an electric overhead shower, complemented by a rear-facing opaque window.  On the upper level, the main bedroom offers excellent wardrobe and storage space, accentuated by a large rear-facing window that frames stunning views of the tree-lined hills and Venlaw Castle. The second bedroom, a comfortable single, also benefits from a rear-facing window and would serve equally well as a child’s nursery or a dedicated home office, depending on individual requirements.

Externally, the property benefits from having a private area of garden ground to the rear of the property which is accessed via a shared pathway.  Enjoying a large area laid to lawn, the garden also includes some mature plantings and shrubbery, a timber garden summer house, and a paved patio area offering the ideal spot for alfresco dining during the warmer months.  A generous outdoor lockable store provides excellent secure storage space.  On-street parking is available to the front and 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.  Gas 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, blinds, light fittings throughout, the washing machine, cooker and fridge freezer 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 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 (56) with potential C (76).

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.