Old Church Road, Peebles
Offers Over £300,000

An exceptionally charming traditional two-bedroom stone cottage, peacefully nestled in an attractive setting, yet just moments from the vibrant High Street of the picturesque Borders town of Peebles. Cowthally Cottage is a characterful property exuding timeless charm, complemented by tasteful interiors and a warm, welcoming ambience. Beautifully presented and in excellent decorative order throughout, the cottage offers comfortable and well-proportioned accommodation extending to approximately 989 square feet across two levels. Combining traditional charm with modern convenience, and enjoying a prime location just a short stroll from a wide range of amenities and picturesque riverside walks, this attractive property is sure to appeal to a variety of buyers. Early viewing is highly recommended to fully appreciate all that this delightful property has to offer.

Approached through the welcoming front garden, the internal accommodation begins with an  inviting entrance hallway with turning staircase to the upper level.  Enjoying a front-facing window with views over Old Church Road and the green beyond, the relaxing sitting room is a true delight, featuring a charming wood-burning stove that not only provides warmth but also serves as an eye catching focal point.  Across the hallway, the kitchen also enjoys front facing views and is well-appointed with an excellent range of wall and base units, complemented by contrasting worktops and a tiled splashback.  Integrated appliances include an electric oven and gas hob, while space and connections are in place for a washing machine, dishwasher, and fridge freezer, all of which are currently in situ.  Further storage space is provided by an understairs cupboard.  Glazed French doors from the kitchen open seamlessly into the dining room, where a fully glazed rear wall with a patio door offers a wonderful outlook over the walled garden, an ideal setting for family gatherings and entertaining friends.  Completing the ground floor is a beautiful contemporary bathroom featuring stylish tiling and fitted with a WC, floating vanity basin, a double-ended bath, and a separate corner shower unit.  The bathroom is enhanced by electric underfloor heating, while a rear-facing opaque window fills the space with natural light.  On the upper level a hallway landing gives access to a storage cupboard, and two bedrooms.  Although one larger than the other, both bedrooms are of a comfortable size and feature rear facing dormer windows flooding the rooms in natural light whilst offering views across the rear garden and hills beyond.  

Externally, the charm continues with a private front garden, enclosed by original stone walling and traditional iron fencing with an access gate. This welcoming outdoor space has two areas of lawn, bordered by well-maintained, mature flower beds.  A gated pathway to the side of the cottage leads round to the charming west-facing rear garden which has been carefully designed, laid to decorative stone chips with raised flower bed borders and a beautiful array of mature shrubbery.  A paved patio area provides the perfect spot for alfresco dining during the warmer summer months.   The rear garden is fully bound by both original stone walling, and timber fencing.  Parking is available to the front of the property, Moffat’s Croft car park, as well as 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.  Timber and 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, 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.  Amount payable for the financial year 2025/2026 - £2,092.11.  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 (63) with potential C (72).

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.