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Edinburgh Road, Peebles
Offers Over £250,000

40 Edinburgh Road, Peebles, EH45 8EB

Sold STC
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A charming semi-detached two-bedroom traditional house with separate study/nursery, and private gardens, conveniently positioned on an established residential street located in the picturesque Borders town of Peebles. Built in the 1920’s, the property is presented in immaculate decorative order and boasts of soaring ceilings and many original, and traditional features throughout. The well-proportioned accommodation totals an impressive 1,030 square feet and benefits from an attic room which is perfect for conversion, subject to necessary planning permission. This superb house is sure to appeal to many buyers and early viewing is recommended.

With a tasteful, elegant interior, the internal accommodation comprises; ground floor, entrance hallway with staircase to the upper floor and large walk in under cupboard providing excellent storage.  With a dual aspect, there is a beautiful open plan sitting room and dining room.  The sitting room features a bay window overlooking the front garden and a beautiful, tiled cast iron open working fire with timber surround gives the room a real focal point.  The dining room is flooded with natural light with French doors giving direct access to the rear garden and features an Edinburgh press style storage cupboard, an internal doorway gives access to the breakfasting kitchen.  Fitted with a good range of wall and base units with contrasting worktops, the kitchen is a lovely bright space with dual aspect windows to the front and rear.  Integrated appliances include a double electric oven, five ring gas hob, and an extractor hood.  There is space for a washing machine, tumble dryer, dishwasher, and a fridge freezer.  An external door provides access to the rear garden.  Taking the stairs to the first floor there are two windows to the side of the property making the hallway bright and airy.  On the first floor there is a gallery style hallway landing and a useful cupboard which houses the boiler and hot water tank.  Positioned to the front with a large window is a comfortable double bedroom which enjoys views over the hills beyond.  Also positioned to the front is a compact room, currently used as a dressing room which would make an ideal home study or nursery.  Positioned at the rear of the house, with views over the garden and fields beyond is the principal bedroom, which is an excellent size and features a fabulous cast iron surround open working fireplace.  Also located on this level is the fully tiled family bathroom with fitted vanity unit incorporating a WC, wash hand basin and storage cupboard, there is a fitted bath with wall mounted fixtures with a powered wall mounted shower over.  The bathroom benefits form having a dual powered towel rail and under floor heating.  The first-floor landing provides access to the loft via a ceiling hatch and fold down ladder.  The loft is fully floored and lined with lighting and is a generous size, featuring fitted cupboards and shelfing, eves storage and a Velux window to the rear provides natural light.  The loft benefits from good ceiling height offering an excellent opportunity for conversion to a third comfortable double bedroom, subject to necessary planning permission.  

Externally, there is private garden ground to the front, side, and rear of the house.  The gardens are bound by masonry retaining walls, timber fencing and hedging.   The front garden is mainly laid to lawn with areas of mature planting and a paved pathway leads to the property.  A timber gate gives access to the side garden where there is a paved area with a coal store and a log store.  The tiered rear garden includes three levels of ground.  The lower level, which can be accessed via the dining room and kitchen, has been laid to decorative Indian sandstone paving with two stone built raised bedding planters.  The middle level is laid to paving and enjoys all day sun, providing the perfect space for alfresco dining and entertaining or to simply relax with an aperitif in the summer months.  The upper level is mostly laid to lawn with areas of mature planting and a timber gate gives access to the fields beyond.  There is a useful timber shed providing outdoor storage.


The Royal Burgh of Peebles is a thriving market town and the third largest town in the Borders with a population of around 8,000.  Peebles is an ideal location for those looking to enjoy the country lifestyle taking full advantage of the fishing, hillwalking, mountain biking, horse riding and golf facilities that the area has to offer.  There is a swimming pool, and the Gytes Leisure Centre offers a wide variety of leisure activities to suit adults and children.  Glentress Forest and its popular mountain biking routes are approximately 4 miles east of Peebles offering excellent biking facilities.  For those who enjoy the creative arts, the Eastgate Theatre and Arts Centre highlights local and international musical and artistic talent throughout the year.  There are several popular festivals which take place annually including the week-long Beltane Festival which is steeped in the history of Peebles and follows a traditional format, an Arts Festival, Agricultural Festival, Rugby Sevens and TweedLove Bike Festival, to name just a few.  The High Street of Peebles has a wide selection of independent retailers and highly regarded restaurants as well as several high street favourites.  The town also has a health centre, dentists, vets, banks, and supermarkets as well as primary and secondary schools.  Peebles is ideally situated within commuting distance of Edinburgh which can be reached by private or public transport.  There is a frequent bus service running to and from Edinburgh as well as services for Biggar, Galashiels, and nearby local towns.  The A703 gives easy access to the Edinburgh City Bypass for onward travel to many destinations and to Edinburgh Airport for UK or overseas travel. 


Main’s water and drainage.  Main’s electricity.  Main’s gas fired central heating.  UPVC double glazed windows throughout.  Telephone and broadband connection.  

Items to be Included:

All fitted floor coverings, all ground floor fitted light fittings, all blinds throughout, the fridge freezer, and the dressing room wardrobes 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 E.  Amount payable for the financial year 2021/2022 - £2,208.72.  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 C (72) with potential B (86).

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.   

Important Note:

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.  

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 with 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 at our office with their original documents.  Please note, 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.  


Sitting Room

12' 10'' x 12' 5'' (3.91m x 3.78m)

Dining Room

13' 6'' x 12' 6'' (4.11m x 3.81m)


12' 9'' x 10' 1'' (3.89m x 3.07m)

Bedroom 1

13' 6'' x 10' 9'' (4.11m x 3.28m)

Bedroom 2

12' 11'' x 10' 8'' (3.94m x 3.25m)


5' 11'' x 5' 9'' (1.80m x 1.75m)


Edinburgh Road
Peebles EH45 8EB
County: Scottish Borders
Sale Type: Sold STC
Ref #: 00000469
Scott Murray
JBM Estate Agents
P: 01721 540170
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