A handsome traditional stone built two-bedroom semi-detached cottage situated on a popular residential street in the picturesque Borders town of Peebles. Built in around 1887, this charming cottage offers all you would expect from a traditional property whilst tastefully upgraded for modern family living. The house is in immaculate decorative order throughout and offers accommodation over two floors totalling 999 square feet and benefits from having an extensive private and enclosed rear garden. This loving home has plenty to offer and early viewing is highly recommended.  

The versatile internal accommodation comprises; a bright and welcoming entrance hallway giving access to all accommodation and that all important under stair storage.  Immediately to your left with a window overlooking Rosetta Road is the sitting room.  Tastefully decorated, this spacious room features high ceilings and an open display style Edinburgh press with storage cupboard below.  Adjacent to the sitting room is the dining room which is of a good size with a window looking out over the rear garden.  This room could equally be used as a third bedroom if required.  Positioned at the rear of the house is the stylish kitchen which is fitted with a range of modern wall and base units with contrasting worktops incorporating a stainless-steel sink positioned underneath a window overlooking the rear garden.  There is a free-standing modern gas range style cooker, washing machine and a fridge freezer.  An external door provides direct access out to the rear garden.  Completing the ground floor accommodation is the contemporary fully upgraded family bathroom with fitted vanity unit incorporating a WC, wash hand basin and storage cupboards.  There is a panelled bath with shower over.  On the upper floor there is a hallway landing which gives access to two double bedrooms and a study/box room.  Enjoying a bay style dormer window to the front of the property, the master bedroom is of a generous size and features extensive, well designed fitted wardrobes.  The second bedroom is a comfortable double and enjoys a dormer window to the rear.  Adjacent to this bedroom is a very useful separate study/box room, perfect for those working from home or for those just needing that extra little space.  

Externally; there are private and enclosed gardens to the front and rear of the property.  The front garden is laid with monobloc and decorative chips and is bound by stone walling, timber fencing and a timber gate.  A pathway at the side of the property leads to the rear garden.  Mainly laid to grass, the rear garden is of a generous size and is fully enclosed by a mixture of timber fencing, stone walling and hedging.  There is a paved patio area perfect for alfresco entertaining and a timber shed provides outdoor storage.  
   
Location:

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 showcases local and international musical and artistic talent throughout the year.  There are a number of 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 a number of 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. 

Services:

Mains water and drainage.  Mains electricity.  Mains gas fired central heating.  UPVC double glazed windows.  Telephone and broadband connection.  

Items to be Included:

All fitted floor coverings, fitted light fittings, curtains, blinds and the 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 D.  Amount payable for the financial year 2020/2021 - £1,702.02.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA [use Contact Agent Button].

Viewing Arrangements: 

Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on[use Contact Agent Button].

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 (62) with potential B (85).

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:

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.    

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.